{"asOf":"2026-07-25T01:05:42.304Z","block":"2300-2399 SOUTH ST","blockUrl":"https://philadelphia.blockreport.homes/block/2300-2399-south-st","address":"2316 SOUTH ST","parcelNumber":"302004700","source":"https://property.phila.gov/?p=302004700","ownerType":"owner-occupied","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":"BAUMGARDNER THEODORE","coOwner":"KORNICK ALEXANDER","marketValue":965700,"landAssessment":193140,"improvementAssessment":772560,"livableArea":2816,"yearBuilt":1915,"lastSale":{"price":920000,"date":"2021-07-14T04:00:00Z"},"openViolations":0,"violations":[{"number":"1635503","date":"2010-01-13","code":"A-104.1/1","title":"WORKMANLIKE- BUILDING CODE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1939800","date":"2010-09-28","code":"PM-305.4/2","title":"INT S-DOOR REPR/REPLC","status":"COMPEXCP","resolutionDate":null,"resolution":null},{"number":"1939799","date":"2010-09-28","code":"PM-305.3/2","title":"INT S-FLOOR REPAIR","status":"COMPEXCP","resolutionDate":null,"resolution":null},{"number":"1939798","date":"2010-09-28","code":"PM-305.3/4","title":"INT S-WALLS REPAIR/MAINT SANI","status":"COMPEXCP","resolutionDate":null,"resolution":null},{"number":"1970733","date":"2011-01-04","code":"PM-304.4/1","title":"EXT S-ROOF REPAIR","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1970735","date":"2011-01-04","code":"PM-305.2/1","title":"INT S-WALL/FLOOR/CEILING LOADS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1970734","date":"2011-01-04","code":"PM-305.3/3","title":"INT S-CEILING REPAIR/MAINT SAN","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1970731","date":"2011-01-04","code":"PM-303.4/1","title":"INT A-RODENT BURROWS, ELIMINAT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1970732","date":"2011-01-04","code":"PM-304.3/2","title":"EXT S-WALLS MAKE WEATHERTIGHT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1970736","date":"2011-02-04","code":"PM-305.3/4","title":"INT S-WALLS REPAIR/MAINT SANI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1970737","date":"2011-02-04","code":"PM-305.3/2","title":"INT S-FLOOR REPAIR","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1970738","date":"2011-02-04","code":"PM-305.4/2","title":"INT S-DOOR REPR/REPLC","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1970739","date":"2011-02-04","code":"PM-304.8/17","title":"EXT S-DOOR REPAIR/REPLACE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2021-016366","date":"2021-03-25","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"CLOSED","resolutionDate":"2021-03-30","resolution":"CLOSED - 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Variance","grounds":"PERMIT FOR THE PARTIAL DEMOLITION AT THE REAR AND FOR THE ERECTION OF AN ADDITION AT THE REAR WITH A ROOF DECK AT REAR  SECOND FLOOR AND ROOF DECK AND ROOF DECK ACCESS STRUCTURE ABOVE THIRD FLOOR FOR THE USE AS SINGLE FAMILY HOUSEHOLD LIVIN","status":"Completed","outcome":"Granted with conditions","date":"2021-03-13","number":"ZP-2020-009374","relatedPermit":"ZP-2020-009374"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":269900,"taxable":269900,"land":73822,"improvement":196078,"taxableLand":73822,"taxableImprovement":196078,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":269900,"taxable":269900,"land":80970,"improvement":188930,"taxableLand":80970,"taxableImprovement":188930,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":269900,"taxable":269900,"land":80970,"improvement":188930,"taxableLand":80970,"taxableImprovement":188930,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":547300,"taxable":547300,"land":164190,"improvement":383110,"taxableLand":164190,"taxableImprovement":383110,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":534900,"taxable":534900,"land":160470,"improvement":374430,"taxableLand":160470,"taxableImprovement":374430,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":534900,"taxable":534900,"land":160470,"improvement":374430,"taxableLand":160470,"taxableImprovement":374430,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":534900,"taxable":534900,"land":160470,"improvement":374430,"taxableLand":160470,"taxableImprovement":374430,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":748000,"taxable":748000,"land":149600,"improvement":598400,"taxableLand":149600,"taxableImprovement":598400,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":748000,"taxable":748000,"land":149600,"improvement":598400,"taxableLand":149600,"taxableImprovement":598400,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":881800,"taxable":881800,"land":176360,"improvement":705440,"taxableLand":176360,"taxableImprovement":705440,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":881800,"taxable":781800,"land":176360,"improvement":705440,"taxableLand":176360,"taxableImprovement":605440,"exemptLand":0,"exemptImprovement":100000},{"y":2027,"v":965700,"taxable":865700,"land":193140,"improvement":772560,"taxableLand":193140,"taxableImprovement":672560,"exemptLand":0,"exemptImprovement":100000}],"taxNow":10944,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"126381","date":"2008-01-14","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2009-03-25","scope":"INSTALL 3 DIRECT VENT FURNACES ON EACH FLOOR"},{"number":"200799","date":"2009-04-21","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2009-04-21","scope":"USE CHANGE FROM A 2 FAMILY TO A 3 FAMILY DWELLING WITH ADDITION"},{"number":"200022","date":"2009-05-15","work":"Addition","type":"BP_ADDITON","description":"ADDITION PERMIT","status":"COMPLETED","completedDate":"2010-09-30","scope":"ADDITION AS PER PLANS"},{"number":"236677","date":"2009-09-24","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2009-09-24","scope":"USE TO 3FD. REAR ADDITION TO 2ND AND 3RD FLOOR"},{"number":"233460","date":"2009-10-01","work":"Addition","type":"BP_ADDITON","description":"ADDITION PERMIT","status":"COMPLETED","completedDate":"2010-09-30","scope":"PERMIT FOR ADDITION OF SECOND AND THIRD STORY TO EXISTING THREE FAMILY DWELLING AS PER PLANS. SEPARATE ZONING AND BUILDING PERMITS REQUIRED FOR PROPOSED ROOF DECK."},{"number":"252847","date":"2009-12-11","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2010-09-30","scope":"RUN WATER AND DRAIN LINES FOR BATHROOM AND KITCHEN SINK, ALSO FOR WASHER STAND PIPE. REPLACE WATER HEATER"},{"number":"265554","date":"2010-03-08","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2010-09-30","scope":"REPLACE CURB TRAP"},{"number":"268978","date":"2010-03-29","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"WIRING FOR (44)RECEPTACLES, (22)RECESSED LIGHTS. WIRING FOR HEATER AND WATER HEATER. ADD 10 NEW CIRCUITS TO EXISTING 20 CIRCUIT PANEL (200 AMP SERVICE).... IN ACCORDANCE WITH 2005"},{"number":"276500","date":"2010-05-03","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2010-09-30","scope":"FURNISH AND INSTALL (2) NEW 2 1/2 TON 13 SEER R-410A HEAT PUMP TO INCLUDE NEW DUCT WORK FOR A SFD"},{"number":"ZP-2020-009374","date":"2021-03-03","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"PERMIT FOR THE PARTIAL DEMOLITION AT THE REAR AND FOR THE ERECTION OF AN ADDITION AT THE REAR WITH A ROOF DECK AT REAR SECOND FLOOR AND ROOF DECK AND ROOF DECK ACCESS STRUCTURE ABOVE THIRD FLOOR FOR THE USE AS SINGLE FAMILY HOUSEHOLD LIVING AND TO INCLUDE PRIVATE RESIDENCE PARKING GARAGE FOR ONE (1) PARKING SPACE (SIZE AND LOCATION AS SHOWN ON PLANS)"},{"number":"ZP-2021-005580","date":"2021-05-26","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Residential - Household Living - Multi-Family"},{"number":"ZP-2024-011025","date":"2024-12-23","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE ERECTION OF AN ADDITION ABOVE THE EXISTING ATTACHED STRUCTURE WITH TWO (2) ROOF DECKS ABOVE AND A DECK AT THE REAR. SIZE AND LOCATION AS SHOWN IN THE APPLICATION/PLANS."},{"number":"CP-2024-005484","date":"2025-03-11","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Issued","completedDate":null,"scope":"FOR LEVEL III INTERIOR ALTERATIONS AND THE ERECTION OF A 3RD AND 4TH STORY ADDITION WITH REAR DECK AND LOWER AND UPPER ROOF DECKS. NO CHANGE TO GROUP R-2 THREE (3) FAMILY DWELLING USE & OCCUPANCY. BUILDING TO BE FULLY SPRINKLERED WITH A MINIMUM OF A NFPA 13R AUTOMATIC SPRINKLER SYSTEM. ALL WORK TO BE DONE PER APPROVED PLANS AND IN ACCORDANCE WITH 2018 IBC. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL, PLUMBING, AND FIRE SUPPRESSION WORK. IF SITE CONDITIONS VARY, CONTACT DESIGN PROFESSIONAL PRIOR TO START OF WORK. **PROTECTION OF ADJACENT STRUCTURES TO BE MAINTAINED DURING CONSTRUCTION ACTIVITIES. SCOPE INCLUDES SPECIAL INSPECTIONS OF STRUCTURAL STABILITY OF ADJACENT STRUCTURES IN ACCORDANCE WITH B-1704.6.4.** [AMENDMENT 5/19/2026 FOR THE REMOVAL OF A REAR DECK FROM THE SCOPE OF WORK AND FOR CHANGES TO THE DESIGN PROFESSIONAL IN RESPONSIBLE CHARGE OF SPECIAL INSPECTIONS (DPRC-SI) AND SPECIAL INSPECTIONS AGENCY.]"},{"number":"PP-2025-014190","date":"2025-11-14","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Issued","completedDate":null,"scope":"ALTERATIONS TO EXISTING TRIPLEX. INTERIOR INSTALLATION OF DRAINAGE, WASTE, VENT, AND WATER SUPPLY FOR LISTED FIXTURES. ALL WORK INSTALLED IN COMPLIANCE WITH 2018 PPC AND APPROVED PLANS"},{"number":"FP-2025-002563","date":"2026-01-16","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Issued","completedDate":null,"scope":"FOR THE INSTALLATION OF A NEW FIRE SUPPRESSION SYSTEM COMPLYING WITH NFPA 13R THROUGHOUT AN EXISTING STRUCTURE. INSTALLATION TO INCLUDE 2\" FIRE SERVICE LINE AND 2.\" DC WILKINS 950 XLT3 BACKFLOW PREVENTION ASSEMBLY AS PER APPROVED PLANS.**CLASS I STANDPIPE SYSTEM IN ACCORDANCE WITH NFPA14 TO BE INSTALLED** ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA."},{"number":"MP-2025-005694","date":"2026-01-22","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Issued","completedDate":null,"scope":"FOR THE INSTALLATION OF REGISTERS, DIFFUSERS, AND APPLIANCES WITH ASSOCIATED DUCTWORK. APPLIANCES TO BE INSTALLED IN ACCORDANCE WITH THE MANUFACTURER’S SPECIFICATIONS. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS REQUIRED FOR ALL OTHER WORK."},{"number":"EP-2025-011309","date":"2026-03-16","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Issued","completedDate":null,"scope":"INTALL 400A MAIN SERVICE EQUIPMENT AND SUB FEEDERS FOR 3 APARTAMENTS ,LANDLOARD PANEL.WIRING THROUGHOUT ,INSTALL LIGHT FIXTURES,OUTLETS,SWITCHES,HARD-WIRED SMOKE ALARMS ,GROUNDING SYSTEM,EMERGENCY LIGHTING AND EXIT SIGN . Install complete fire alarm .ALL WORK IS TO BE DONE ACCORDING TO APPROVED DRAWINGS-2017 NEC,2016 NFPA-72."},{"number":"PP-2026-005303","date":"2026-04-27","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2026-05-01","scope":"REPAIR/REPLACE CT, FAI, MD & 1\" WDP."}],"storyTag":"New construction","storyDelta":0.2,"timeline":[{"y":2021,"k":"viol","w":"2 L&I violations incl UNSAFE STRUCTURE"},{"y":2021,"k":"sale","p":920000},{"y":2021,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2024,"k":"permit","w":"New construction, addition, GFA change"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"permit","w":"New Construction or Additions"},{"y":2026,"k":"permit","w":"New Construction"},{"y":2026,"k":"permit","w":"Addition and/or Alterations"},{"y":2026,"k":"permit","w":"New Construction"},{"y":2026,"k":"permit","w":"Alterations"},{"y":2026,"k":"viol","w":"L&I violation"},{"y":2026,"k":"insp","w":"Inspection failed"}],"rented":false,"licenses":[{"number":"429789","type":"Rental","status":"Inactive","businessName":"ALLAN SHUMAN","legalName":"ALLAN SHUMAN","address":"2316 SOUTH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2007-11-27","latestIssueDate":"2008-02-20","expirationDate":"2009-02-28","inactiveDate":"2010-10-27"},{"number":"518035","type":"Rental","status":"Closed","businessName":"MINDEE SHUMAN","legalName":"MINDEE SHUMAN","address":"2316 SOUTH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2010-10-27","latestIssueDate":"2019-02-11","expirationDate":"2020-02-29","inactiveDate":null},{"number":"835576","type":"Rental","status":"Inactive","businessName":"Ryan McManus","legalName":"Ryan McManus","address":"2316 SOUTH ST","revenueCode":"3202","rentalCategory":null,"units":3,"issuedDate":"2020-01-30","latestIssueDate":"2020-12-28","expirationDate":"2022-01-29","inactiveDate":"2022-03-30"}],"licenseActivity":[{"number":"835576","type":"Rental","businessName":"Ryan McManus","legalName":"Ryan McManus","issuedDate":"2020-01-30","latestIssueDate":"2020-12-28","closureDate":"2022-03-30","expirationDate":"2022-01-29","inactiveDate":"2022-03-30","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"518035","type":"Rental","businessName":"MINDEE SHUMAN","legalName":"MINDEE SHUMAN","issuedDate":"2010-10-27","latestIssueDate":"2019-02-11","closureDate":"2020-02-29","expirationDate":"2020-02-29","inactiveDate":null,"status":"Closed","statusLabel":"Closed","active":false},{"number":"429789","type":"Rental","businessName":"ALLAN SHUMAN","legalName":"ALLAN SHUMAN","issuedDate":"2007-11-27","latestIssueDate":"2008-02-20","closureDate":"2010-10-27","expirationDate":"2009-02-28","inactiveDate":"2010-10-27","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-23","signals":[{"kind":"post-purchase-work","level":"elevated","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 7 permit events matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2021","permit activity in 2024, 2025, 2026"],"caveat":"This does not show that the property is listed or that a sale is planned."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #ZP-2020-009374: Completed · Granted with conditions; related permit ZP-2020-009374. Use permit #200799: 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":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"5 permits not marked completed: CP-2024-005484 (Issued), PP-2025-014190 (Issued), FP-2025-002563 (Issued), MP-2025-005694 (Issued), EP-2025-011309 (Issued).","why":"Issued work is not the same as approved final work. L&I uses final inspections and required certifications to close construction permits; expired, withdrawn, and completed are different City statuses.","action":"Open the permit file and confirm final inspections, holds, and any resulting occupancy certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections-by-permit-type/"},{"id":"violations","level":"attention","title":"An unsafe-building history still deserves the repair file","finding":"The fetched record shows 0 open and 16 historical violations across 5 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":"rental-status","level":"verify","title":"Residential form does not establish rental use","finding":"OPA classifies the parcel as multi-family; no active Rental License row matched.","why":"A multi-unit or mixed-use classification does not prove that space is currently rented. If dwelling space is rented, Philadelphia generally requires a current Rental License and related occupancy, tax, violation, and lead compliance.","action":"Confirm actual occupancy first; if any unit is rented, verify the license and legal unit count with L&I.","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":"8 failed, 5 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Jun 5, 2026.","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":"3 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":"homestead","level":"verify","title":"Homestead is tied to owner occupancy and the deed","finding":"OPA shows the Homestead Exemption.","why":"Philadelphia limits Homestead to an owner’s primary residence. The City says a deed change can require a new application or update.","action":"A buyer should apply in their own name and not assume the seller’s benefit continues.","url":"https://www.phila.gov/documents/homestead-exemption-application/"},{"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"}]}