{"asOf":"2026-07-26T01:43:55.710Z","block":"2100-2199 BAINBRIDGE ST","blockUrl":"https://philadelphia.blockreport.homes/block/2100-2199-bainbridge-st","address":"2109-11 BAINBRIDGE ST","parcelNumber":"302019710","source":"https://property.phila.gov/?p=302019710","ownerType":"owner-occupied","kind":"house","isHouse":true,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"O50","buildingCodeNew":"26","buildingClass":"ROW 3 STY MASONRY","buildingClassNew":"ROW RIVER ROW","useLabel":"House","owner":"DONNON JEFFREY","coOwner":"DONNON MAYVA","marketValue":1177000,"landAssessment":235400,"improvementAssessment":941600,"livableArea":3372,"yearBuilt":1915,"lastSale":{"price":1,"date":"2016-06-14T04:00:00Z"},"openViolations":0,"violations":[{"number":"1115140","date":"2008-10-02","code":"PM-306.0/1","title":"VACANT PROP 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REPAIR/MAINTAIN","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"391145","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2013-07-12","completedDate":"2013-10-15","violations":[{"number":"2899700","date":"2013-08-13","code":"PM-304.8/1","title":"EXT S-WINDOW REPAIR/MAINTAIN","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"408473","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2013-10-24","completedDate":null,"violations":[{"number":"3020606","date":"2013-10-24","code":"PM-304.1/1","title":"EXT S-EXTERIOR REPAIR/MAINTAIN","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3020607","date":"2013-10-24","code":"PM-304.4/1","title":"EXT S-ROOF REPAIR","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3020604","date":"2013-10-24","code":"PM-302.2/2","title":"EXT A-CLEAN RUBBISH/GARBAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3020609","date":"2013-10-24","code":"PM-304.5/3","title":"EXT S-CORNICE BARGEBOARD DEFEC","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3020608","date":"2013-10-24","code":"PM-304.5/2","title":"EXT S-EXPOSED SURFACES MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3020605","date":"2013-10-24","code":"PM-302.3/1","title":"EXT A-CLEAN WEEDS/PLANTS","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2008,"n":2,"worst":null},{"y":2011,"n":1,"worst":null},{"y":2012,"n":2,"worst":null},{"y":2013,"n":8,"worst":null}],"investigations":[{"caseNumber":"181012","date":"2008-10-02","type":"BRU INSP","status":"FAILED"},{"caseNumber":"303584","date":"2011-10-25","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"303584","date":"2011-11-03","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"181012","date":"2012-06-05","type":"BRU INSP","status":"PASSED"},{"caseNumber":"352572","date":"2012-09-27","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"352572","date":"2012-11-01","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"366479","date":"2013-01-17","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"366479","date":"2013-02-20","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"366479","date":"2013-03-27","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"366479","date":"2013-07-05","type":"PRECOURT","status":"PASSED"},{"caseNumber":"391145","date":"2013-08-13","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"366479","date":"2013-08-23","type":"PRECOURT","status":"PASSED"},{"caseNumber":"391145","date":"2013-10-10","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"408473","date":"2013-10-24","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"408473","date":"2013-11-27","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"408473","date":"2014-01-02","type":"HCEU INSP","status":"PASSED"}],"inspYears":[{"y":2008,"fails":1,"passes":0},{"y":2011,"fails":1,"passes":1},{"y":2012,"fails":1,"passes":2},{"y":2013,"fails":5,"passes":3},{"y":2014,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.944416284203875,"lng":-75.17754539410475,"geom":{"type":"Polygon","coordinates":[[[-75.177467674,39.944498022],[-75.177507692,39.944314478],[-75.177624782,39.944329967],[-75.177582656,39.944517817],[-75.177467674,39.944498022]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19146","beds":null,"baths":null,"stories":3,"lotArea":2279,"zoning":"RM1","grade":"C+","basement":null,"heater":"A","centralAir":true,"extCond":"3","intCond":"3","garage":null,"homestead":false,"mail":"2109-11 BAINBRIDGE ST, PHILADELPHIA PA, 19146","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR A TWO(2) FAMILY DWELLING IN AN EXISTING THREE(3) STORY ATTACHED STRUCTURE. SIZE AND LOCATION AS SHOWN IN THE APPLICATION.","status":"CLOSED","outcome":"Granted","date":"2008-05-20","number":"4763","relatedPermit":"100230"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":139800,"taxable":139800,"land":58665,"improvement":81135,"taxableLand":58665,"taxableImprovement":81135,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":679200,"taxable":364843,"land":216639,"improvement":462561,"taxableLand":216639,"taxableImprovement":148204,"exemptLand":0,"exemptImprovement":314357},{"y":2019,"v":902600,"taxable":520677,"land":287800,"improvement":614800,"taxableLand":287800,"taxableImprovement":232877,"exemptLand":0,"exemptImprovement":381923},{"y":2020,"v":882200,"taxable":490354,"land":251427,"improvement":630773,"taxableLand":251427,"taxableImprovement":238927,"exemptLand":0,"exemptImprovement":391846},{"y":2021,"v":882200,"taxable":490354,"land":251427,"improvement":630773,"taxableLand":251427,"taxableImprovement":238927,"exemptLand":0,"exemptImprovement":391846},{"y":2022,"v":882200,"taxable":490354,"land":251427,"improvement":630773,"taxableLand":251427,"taxableImprovement":238927,"exemptLand":0,"exemptImprovement":391846},{"y":2023,"v":1092500,"taxable":550620,"land":218500,"improvement":874000,"taxableLand":218500,"taxableImprovement":332120,"exemptLand":0,"exemptImprovement":541880},{"y":2024,"v":1092500,"taxable":550620,"land":218500,"improvement":874000,"taxableLand":218500,"taxableImprovement":332120,"exemptLand":0,"exemptImprovement":541880},{"y":2025,"v":1234500,"taxable":622188,"land":246900,"improvement":987600,"taxableLand":246900,"taxableImprovement":375288,"exemptLand":0,"exemptImprovement":612312},{"y":2026,"v":1234500,"taxable":622188,"land":246900,"improvement":987600,"taxableLand":246900,"taxableImprovement":375288,"exemptLand":0,"exemptImprovement":612312},{"y":2027,"v":1177000,"taxable":593208,"land":235400,"improvement":941600,"taxableLand":235400,"taxableImprovement":357808,"exemptLand":0,"exemptImprovement":583792}],"taxNow":8709,"familyHeld":true,"lastTransferNominal":true,"permits":[{"number":"300431","date":"2010-09-29","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2010-12-28","scope":"200 AMP SERVICE WITH PROPER GROUNDING, 3-GANG METER SOCKET, 2- 100 AMP DISCONNECTS, HOUSE PANEL, DUPLEX RECEPTACLE ON HOUSE PANEL (GFI PROTECTED).... IN ACCORDANCE WITH 2008 NEC FOR A TWO FAMILY DWELLING"},{"number":"353054","date":"2011-07-19","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2012-04-16","scope":"TOTAL REWIRE THROUGHOUT INTO EXISTING 100 AMP ELECTRICAL PANEL - INSTALLATION WILL COMPLY WITH THE 2008 NEC"},{"number":"355513","date":"2011-07-28","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2011-11-09","scope":"ALTERATIONS TO NON LOAD BEARING PARTIONS, FLOOR, WALL, AND CEILING COVERINGS ONLY. REPLACE DOORS AND WINDOWS IN EXISTING OPENINGS.200 SQUARE FEET OF STUCCO ON THE FRONT WALL FIRST TWO FLOORS. ELECTRICAL, PLUMBING, AND MECHANICAL WORK WILL REQUIRE ADDITIONAL PERMITS.CALL THE INSPECTOR PRIOR TO STARTING WORK."},{"number":"357476","date":"2011-08-12","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2011-10-19","scope":"INSTALL NEW SANITARY DRAINAGE AND DOMESTIC WATER SUPPLY PIPING THROUGHOUT - FURNISH AND INSTALL NEW PLUMBING FIXTURES (7 TOTAL) - INSTALL A NEW DOMESTIC HOT WATER HEATER"},{"number":"358086","date":"2011-08-12","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2011-10-19","scope":"INSTALL HVAC SYSTEM INCLUDING DUCTWORK. INSTALL 90,000 BTU FURNACE-90%. INSTALL 3 TON EVAPORATOR COIL. INSTALL 3 TON CONDENSING UNIT."},{"number":"359646","date":"2011-09-19","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2011-09-19","scope":"CONSTRUCTION OF ROOF DECK FOR SF."},{"number":"369164","date":"2011-10-24","work":"Addition","type":"BP_ADDITON","description":"ADDITION PERMIT","status":"COMPLETED","completedDate":"2011-11-09","scope":"ERECTION OF A NEW 11'-6\" X 17' ROOF DECK ATOP EXISTING REAR 2ND STORY ROOF WITH ACCESS FROM EXISTING 3RD FLOOR DOOR PER SUBMITTED PLAN."},{"number":"399183","date":"2012-04-13","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2012-10-22","scope":"REPLACE CURB TRAP/FRESH AIR INLET"},{"number":"514981","date":"2014-01-13","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2014-07-31","scope":"INSTALLING SIDING TO REAR OF PROPERTY"},{"number":"694955","date":"2016-08-09","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2018-04-04","scope":"PERMIT TO EXCAVATE BASEMENT, POUR NEW CURB AT PERIMETER WALLS, AND TIE INTO EXISTING FOUNDATION WALL, AS SHOWN ON APPROVED PLANS. ALL WORK TO BE CONTINUOUSLY MONITORED BY STRUCTURAL ENGINEER OF RECORD, AMY HELEN RIVERA, P.E."},{"number":"713651","date":"2016-09-29","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2016-09-29","scope":"FOR DEMOLITION OF EXISTING REAR WALLS, REAR FENCE, REAR OVERHANGS, AND EXISTING STEPS &WALKWAY ON FRONT YARD. AND FOR THE LOT ADJUSTMENT TO CREATE ONE (1) LOT (PARCEL \"A\") FROM TWO (2) EXISTING LOT (2109 BAINBRIDGE ST. AND 2111 BAINBRIDGE ST.), SIZE AND LOCATION AS SHOWN ON THE PLAN."},{"number":"725100","date":"2016-09-29","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2016-09-29","scope":"FOR DEMOLITION OF EXISTING REAR WALLS, REAR FENCE, REAR OVERHANGS, AND EXISTING STEPS &WALKWAY ON FRONT YARD. AND FOR THE LOT ADJUSTMENT TO CREATE ONE (1) LOT (PARCEL \"A\") FROM TWO (2) EXISTING LOT (2109 BAINBRIDGE ST. AND 2111 BAINBRIDGE ST.), SIZE AND LOCATION AS SHOWN ON THE PLAN."},{"number":"728302","date":"2016-10-14","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2017-10-05","scope":"PARTIAL RE-WIRE: 52- LIGHTS, 37- SWITCHES, 45- RECEPTACLES, 7- GFCI RECEPTACLES, 6- SMOKE/CO COMBO DETECTORS, 5- SMOKE DETECTORS, 2- INDOOR & 2-OUTDOOR HVAC UNIT LINE, 200A SERVICE... IN ACCORDANCE WITH 2008 NEC FOR A ONE FAMILY BUILDING"},{"number":"725101","date":"2016-10-27","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2016-10-27","scope":"FOR ERECTION OF REAR WALLS, REAR MASONRY FENCE, ONE STORY ADDITION ON REAR COURT YARD, ROOF DECK ON THE REAR 2ND STORY ROOF ACCESSED FROM DOORWAY OF EXISTING 3RD FLOOR, CONCRETE STEPS & WALKWAY ON FRONT YARD. (SIZE AND LOCATION AS SHOWN IN THE APPLICATION/PLANS)"},{"number":"727279","date":"2016-10-27","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2017-10-23","scope":"INTERIOR AND EXTERIOR ALTERATIONS AND ONE STORY ADDITION ON REAR, AND INSTALLATION OF ROOF DECK OVER THE 2 STORY REAR ADDITION ROOF AND REAR MASONRY FENCE WALL, TO COMBINE TWO (2) SINGLE FAMILY DWELLING INTO ONE (1) SINGLE FAMILY, AS PER APPROVED PLANS,"},{"number":"788817","date":"2017-06-02","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2017-10-23","scope":"EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES- FOR THE INSTALLATION OF NEW DUCTWORK, REGISTERS/GRILLES/DIFFUSERS, AND WARM-AIR APPLIANCES AS PER ATTACHED STANDARD. DEVIATIONS FROM THIS STANDARD WILL RESULT IN PERMIT REVOCATION AND REQUIRE SUBMISSION OF CONSTRUCTION PLANS."},{"number":"788816","date":"2017-06-02","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2017-10-23","scope":"ISNTALL TUB SHOWER WATER CLOSET & LAVATORY POWDER ROOM INSTALL WATER CLOSET & LAV."},{"number":"GM-2020-005055","date":"2020-07-15","work":"Interior Non-Load-Bearing Wall Demo.","type":"General Permit Minor","description":"General Permit Minor","status":"Completed","completedDate":"2020-09-08","scope":"For minor construction work at the subject property in accordance with all applicable provisions of the Philadelphia Code, all references codes and standards, and the attached EZ Standard, where included. Deviation from this standard shall result in permit revocation. A separate permit from the Philadelphia Department of Streets is required for any sidewalk and street closures. All means of pedestrian protection required at the site in accordance with the Philadelphia Building Code Chapter 33 shall be in place prior to start of work."},{"number":"RP-2020-007566","date":"2020-09-04","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2021-04-14","scope":"Convert existing second floor bathroom and laundry area into two bathrooms. All new finishes throughout work area. No change to existing footprint."},{"number":"EP-2020-006961","date":"2020-09-04","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2021-04-07","scope":"Fishing two branch circuit from the panel box for 2 bathroom G.F.C.I, Lighting fixtures and exhaust fan per N.E.C CODE 2014"},{"number":"PP-2020-010291","date":"2020-11-04","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2021-04-06","scope":"INSTALL 2 TOILETS 1 LAVATORY SINK AND 2 SHOWERS."},{"number":"RP-2021-009238","date":"2021-07-12","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Expired","completedDate":"2023-04-05","scope":"FOR ALTERATIONS TO AN ATTACHED STRUCTURE AS PER APPROVED PLAN; FOR USE SINGLE-FAMILY HOUSEHOLD LIVING. SEPARATE PERMITS ARE REQUIRED FOR ELECTRICAL, PLUMBING, AND MECHANICAL WORK. ** AMEND TO REVISE THE BRICK FRONT ALTERATION OF AN EXISTING SINGLE-FAMILY AS PER AMENDED PLAN **"}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2016,"k":"permit","w":"Zoning"},{"y":2016,"k":"permit","w":"Zoning"},{"y":2016,"k":"permit","w":"Electrical"},{"y":2016,"k":"permit","w":"Zoning"},{"y":2016,"k":"permit","w":"Major alteration"},{"y":2017,"k":"permit","w":"Mechanical"},{"y":2017,"k":"permit","w":"Plumbing"},{"y":2020,"k":"permit","w":"Interior Non-Load-Bearing Wall Demo."},{"y":2020,"k":"permit","w":"Addition and/or Alteration"},{"y":2020,"k":"permit","w":"Addition and/or Alteration"},{"y":2020,"k":"permit","w":"Alterations"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-25","signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #4763: CLOSED · Granted; related permit 100230.","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":"1 permit not marked completed: RP-2021-009238 (Expired). At least one row also carries a completion date, so the City fields conflict.","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":"8 failed, 7 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was PASSED on Jan 2, 2014.","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":"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 and appears related-party/family-held.","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":"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 13 historical violations across 6 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"}]}