{"asOf":"2026-07-23T21:56:19.422Z","block":"2400-2499 E YORK ST","blockUrl":"https://philadelphia.blockreport.homes/block/2400-2499-e-york-st","address":"2408 E YORK ST","parcelNumber":"313148100","source":"https://property.phila.gov/?p=313148100","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":"ZHENG VICKY","coOwner":"LI LIANG QIANG","marketValue":459900,"landAssessment":91980,"improvementAssessment":367920,"livableArea":2757,"yearBuilt":1875,"lastSale":{"price":585000,"date":"2017-11-20T05:00:00Z"},"openViolations":0,"violations":[{"number":"1003096","date":"2008-06-28","code":"PM-102.4/2","title":"LICENSE-VAC RES 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WALLS","status":"COMPLIED","resolutionDate":"2021-01-05","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2020-033848","date":"2020-09-08","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2021-01-05","resolution":"COMPLIED - OWNER REPAIR"}],"violationCases":[{"number":"167175","type":"HAZARDOUS","priority":"HAZARDOUS","responsibility":"BRU","status":"CLOSED","createdDate":"2008-06-28","completedDate":"2012-06-27","violations":[{"number":"1003096","date":"2008-06-28","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"CMPLY","resolutionDate":null,"resolution":null},{"number":"1003097","date":"2008-06-28","code":"PM-306.2/1","title":"VACANT BLDG UNSECURED COUNT","status":"CMPLY","resolutionDate":null,"resolution":null},{"number":"1003098","date":"2008-06-28","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"CMPLY","resolutionDate":null,"resolution":null},{"number":"1003099","date":"2008-06-28","code":"A-503.2/2","title":"PROSEC- STD INFO","status":"CMPLY","resolutionDate":null,"resolution":null}]},{"number":"366807","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2013-01-24","completedDate":"2013-04-18","violations":[{"number":"2737308","date":"2013-01-24","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2737309","date":"2013-01-24","code":"PM-306.2/4","title":"VAC PROP REPLAC WIN/DRS 80%","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"511431","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2015-11-21","completedDate":"2015-12-30","violations":[{"number":"3778153","date":"2015-11-20","code":"PM15-301","title":"VACANT STRUCTURE AND LAND","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3778155","date":"2015-11-20","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3778152","date":"2015-11-20","code":"PM15-108.2","title":"VACANT AND OPEN","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3778154","date":"2015-11-20","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"511433","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2015-11-21","completedDate":"2015-12-31","violations":[{"number":"3778171","date":"2015-11-20","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2020-060568","type":"NOTICE OF VIOLATION","priority":"UNSAFE","responsibility":"CSU INVESTIGATOR","status":"CLOSED","createdDate":"2020-09-09","completedDate":"2021-01-05","violations":[{"number":"VI-2020-033850","date":"2020-09-08","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":"2021-01-05","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2020-033849","date":"2020-09-08","code":"PM15-304.1(G)","title":"EXTERIOR WALLS","status":"COMPLIED","resolutionDate":"2021-01-05","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2020-033848","date":"2020-09-08","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2021-01-05","resolution":"COMPLIED - OWNER REPAIR"}]}],"violYears":[{"y":2008,"n":4,"worst":null},{"y":2013,"n":2,"worst":null},{"y":2015,"n":5,"worst":null},{"y":2020,"n":3,"worst":"UNSAFE STRUCTURE"}],"investigations":[{"caseNumber":"167175","date":"2008-06-28","type":"BRU INSP","status":"FAILED"},{"caseNumber":"167175","date":"2012-06-27","type":"BRU INSP","status":"CLOSED"},{"caseNumber":"366807","date":"2013-01-24","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"366807","date":"2013-03-08","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"366807","date":"2013-04-16","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"511433","date":"2015-11-20","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"511431","date":"2015-11-20","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"511431","date":"2015-11-30","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"511433","date":"2015-12-30","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"CF-2020-060568","date":"2020-09-09","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-060568","date":"2021-01-05","type":null,"status":"PASSED"}],"inspYears":[{"y":2008,"fails":1,"passes":0},{"y":2013,"fails":2,"passes":1},{"y":2015,"fails":2,"passes":1},{"y":2020,"fails":1,"passes":0},{"y":2021,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.97785849000029,"lng":-75.12484455216288,"geom":{"type":"Polygon","coordinates":[[[-75.124939176,39.977786078],[-75.124966975,39.977817595],[-75.124749926,39.977930902],[-75.124722127,39.977899387],[-75.124939176,39.977786078]]]},"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19125","beds":4,"baths":1,"stories":3,"lotArea":1014,"zoning":"RM1","grade":"C+","basement":"D","heater":"B","centralAir":false,"extCond":"3","intCond":"3","garage":null,"homestead":false,"mail":"3 STEWART AVE, BEACON NY, 12508","mailOut":true,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE ERECTION OF A THREE(3) STORY REAR ADDITION AS PART OF A SINGLE FAMILY DWELLING.","status":"CLOSED","outcome":"Granted","date":"2011-01-18","number":"13965","relatedPermit":"313369"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":3,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":70000,"taxable":70000,"land":15001,"improvement":54999,"taxableLand":15001,"taxableImprovement":54999,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":70000,"taxable":70000,"land":39200,"improvement":30800,"taxableLand":39200,"taxableImprovement":30800,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":70000,"taxable":70000,"land":39200,"improvement":30800,"taxableLand":39200,"taxableImprovement":30800,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":525000,"taxable":147000,"land":147000,"improvement":378000,"taxableLand":147000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":378000},{"y":2020,"v":565700,"taxable":158396,"land":158396,"improvement":407304,"taxableLand":158396,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":407304},{"y":2021,"v":565700,"taxable":158396,"land":158396,"improvement":407304,"taxableLand":158396,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":407304},{"y":2022,"v":565700,"taxable":158396,"land":158396,"improvement":407304,"taxableLand":158396,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":407304},{"y":2023,"v":685100,"taxable":137020,"land":137020,"improvement":548080,"taxableLand":137020,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":548080},{"y":2024,"v":685100,"taxable":170000,"land":137020,"improvement":548080,"taxableLand":137020,"taxableImprovement":32980,"exemptLand":0,"exemptImprovement":515100},{"y":2025,"v":547800,"taxable":135931,"land":109560,"improvement":438240,"taxableLand":109560,"taxableImprovement":26371,"exemptLand":0,"exemptImprovement":411869},{"y":2026,"v":547800,"taxable":135931,"land":109560,"improvement":438240,"taxableLand":109560,"taxableImprovement":26371,"exemptLand":0,"exemptImprovement":411869},{"y":2027,"v":459900,"taxable":114119,"land":91980,"improvement":367920,"taxableLand":91980,"taxableImprovement":22139,"exemptLand":0,"exemptImprovement":345781}],"taxNow":1903,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"319601","date":"2011-01-06","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2012-02-01","scope":"INTERIOR DEMOLITION ON NON LOAD BEARING PARTITIONS THROUGHOUT."},{"number":"313369","date":"2011-01-18","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2011-01-18","scope":"ZONING FOR 3 STORY ADDITION"},{"number":"321249","date":"2011-02-14","work":"Addition","type":"BP_ADDITON","description":"ADDITION PERMIT","status":"COMPLETED","completedDate":"2014-09-06","scope":"FOR THE PARTIAL DEMOLITION IN TE REAR AREA AND FOR THE ERECTION OF AN ADDITON TO AN EXISTING RESIDENTIAL ATTACHED STRUCTURE. WORK ACTIVITY INCLUDES THE RENOVATION OF THE EXISTING SPACE WITHIN THE DWELLING"},{"number":"716342","date":"2016-09-02","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2016-09-02","scope":"ERECT ROOF DECK AND ACCESS PILOT HOUSE, AS PER PLANS. CHANGE OF USE FROM SINGLE FAMILY TO TWO FAMILY HOUSEHOLD LIVING."},{"number":"716346","date":"2016-09-02","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2017-11-16","scope":"PERMIT FOR ROOF DECK ADDITION ABOVE EXISTING 3RD FLOOR ROOF, CONSTRUCT DECK ACCESS PILOT HOUSE STRUCTURE, AND COMPLETE INTERIOR RENOVATION TO EXISTING BUILDING FOR USE AS A TWO FAMILY DWELLING. BUILDING IS TO BE FULLY SPRINKLERED."},{"number":"747356","date":"2017-01-03","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2017-11-16","scope":"4\" PVC MAIN DRAIN, PICKING UP 2-3\" STACKS, 3\" PVC FOR TOILETS, 1 1/2 FOR ALL SMALL WASTE & NEW PEX SYSTEM FO 6-WC, 6-LAVS, 3-SHOWERS, 2-TUBS, 2-KIT SINKS & 2-WASHER THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"749138","date":"2017-01-12","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2017-11-16","scope":"INSTALLATION OF (2) HVAC UNITS; CONDENSORS ON THE GROUND (INCLUDING DUCTWORK AND ALL ASSOCIATED ACCESSORIES). SELF-CONTAINED UNITS. NO PENETRATION OF FIRE RATED WALLS. TWO FAMILY DWELLINGS"},{"number":"750804","date":"2017-01-17","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2017-11-16","scope":"UPGRADE SERVICE TO 200AMP SINGLE PHASE 120-240WIRE IN NEW HEATER AND HVAC EQUIPMENT FOR EACH APT AND INSTALL WIRING PER 2008 NEC (TWO FAMILY)"},{"number":"747587","date":"2017-01-24","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2017-02-07","scope":"AMEND PERMIT AP# 747587 FOR DELETION OF SPRINKLER SYSTEM, BASED ON LEVEL OF WORK AND NO CHANGE IN OCCUPANCY CLASSIFICATION PER 2009 IEBC. IN ADDITION, CHANGE OF CONTRACTOR SHALL BE NOTED."},{"number":"RP-2020-014571","date":"2020-12-02","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2021-01-05","scope":"MAKE SAFE PERMIT TO RESOLVE CASE VIOLATION # CF-2020-060568 TO REPAIR FRONT WALL WITH STAR BOLTS INSTALLATION AS PER APPROVED ENGINEERED PLANS AND ENGINEER'S REPORT. NO OTHER WORK THIS PERMIT. A SEPARATE PERMIT IS REQUIRED FOR ANY ADDITIONAL ALTERATIONS THAT ARE NOT SPECIFICALLY ADDRESSED ON CASE CF-2020-060568."}],"storyTag":"Renovated & sold on","storyDelta":3.33,"timeline":[{"y":2016,"k":"sale","p":60000},{"y":2016,"k":"permit","w":"Zoning/use"},{"y":2016,"k":"permit","w":"Major alteration"},{"y":2017,"k":"permit","w":"Plumbing"},{"y":2017,"k":"permit","w":"Mechanical"},{"y":2017,"k":"permit","w":"Electrical"},{"y":2017,"k":"permit","w":"Administrative"},{"y":2017,"k":"sale","p":585000},{"y":2020,"k":"viol","w":"3 L&I violations incl UNSAFE STRUCTURE"},{"y":2020,"k":"insp","w":"Inspection failed"},{"y":2020,"k":"permit","w":"Addition and/or Alteration"},{"y":2021,"k":"insp","w":"Inspection passed"}],"rented":true,"licenses":[{"number":"589518","type":"Vacant Residential Property / Lot","status":"Closed","businessName":"SCHMIDT FRANK            SCHMIDT MARGARET (C/O DITECH FINANCIAL (FORMERLY GREEN TREE))","legalName":"SCHMIDT FRANK            SCHMIDT MARGARET","address":"2408 E YORK ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2013-04-11","latestIssueDate":"2016-07-14","expirationDate":"2017-02-28","inactiveDate":null},{"number":"770385","type":"Rental","status":"Active","businessName":"Liangqiang Li","legalName":"Liangqiang Li ","address":"2408 E YORK ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2018-03-26","latestIssueDate":"2026-02-25","expirationDate":"2027-03-25","inactiveDate":null}],"licenseActivity":[{"number":"770385","type":"Rental","businessName":"Liangqiang Li","legalName":"Liangqiang Li ","issuedDate":"2018-03-26","latestIssueDate":"2026-02-25","closureDate":null,"expirationDate":"2027-03-25","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"589518","type":"Vacant Residential Property / Lot","businessName":"SCHMIDT FRANK            SCHMIDT MARGARET (C/O DITECH FINANCIAL (FORMERLY GREEN TREE))","legalName":"SCHMIDT FRANK            SCHMIDT MARGARET","issuedDate":"2013-04-11","latestIssueDate":"2016-07-14","closureDate":"2017-02-28","expirationDate":"2017-02-28","inactiveDate":null,"status":"Closed","statusLabel":"Closed","active":false}],"businessLicenseSourceDate":"2026-07-23","units":2,"signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #13965: CLOSED · Granted; related permit 313369. Use permit #716342: 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":"violations","level":"attention","title":"An unsafe-building history still deserves the repair file","finding":"The fetched record shows 0 open and 14 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-license","level":"verify","title":"A rental license does not transfer with the deed","finding":"1 active Rental License record matched.","why":"If dwelling space is rented, the buyer must obtain a new annual Rental License; the seller’s license is not transferable. New applications require proof of ownership and legal occupancy, tax compliance, no open L&I violations, and lead compliance where applicable.","action":"Plan the buyer’s replacement license before settlement.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"id":"managing-agent","level":"verify","title":"Tax mail goes outside Philadelphia; owner residence still needs verification","finding":"OPA mails the property tax record outside Philadelphia (3 STEWART AVE, BEACON NY, 12508).","why":"A tax mailing destination does not establish where the owner lives. If a rental owner lives outside Philadelphia, the City requires a managing agent with a Philadelphia mailing address; the owner remains legally responsible.","action":"Verify the buyer’s residence and, if the buyer will live outside Philadelphia, identify the Philadelphia managing agent on the new license application.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"id":"lead","level":"verify","title":"Lead compliance is a separate record","finding":"OPA records a 1875 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":"6 failed, 3 passed, and 2 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Jan 5, 2021.","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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Vacant Residential Property / Lot #589518: 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":"abatement","level":"verify","title":"A reduced taxable assessment is not a verified abatement","finding":"OPA’s numeric assessment fields show a reduced taxable assessment; BlockReport has no official program determination for this parcel.","why":"The numeric treatment can reflect an improvement abatement or another exemption. It does not identify the ordinance, approval, start or end date, or continuation requirements after a transfer. Once OPA verifies a specific active abatement, many common programs attach the benefit to the property for the remaining term rather than ending automatically at sale, but some require a new-owner filing and continued qualifying use or tax compliance.","action":"Obtain the OPA exemption/abatement determination and history, then underwrite the buyer’s bill from the verified program terms.","url":"https://www.phila.gov/services/payments-assistance-taxes/taxes/property-and-real-estate-taxes/get-real-estate-tax-relief/get-a-property-tax-abatement/"},{"id":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as multi-family. BlockReport does not receive a current Commercial Trash account balance.","why":"Philadelphia charges qualifying small commercial, mixed-use, and multi-unit properties that use City collection; exemptions and private collection can change applicability. A use category alone does not prove a fee is due.","action":"Check the Commercial Trash account inside the date-effective Property Payoff.","url":"https://www.phila.gov/2026-06-09-pay-your-trash-fee-bill-by-june-30/"}],"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"}]}