{"asOf":"2026-07-26T21:43:35.942Z","block":"2100-2199 N 15TH ST","blockUrl":"https://philadelphia.blockreport.homes/block/2100-2199-n-15th-st","address":"2117 N 15TH ST","parcelNumber":"321084301","source":"https://property.phila.gov/?p=321084301","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":"KOBOCI JETMIR","coOwner":"KOBOCI MEXHIT","marketValue":545700,"landAssessment":109100,"improvementAssessment":436600,"livableArea":2853,"yearBuilt":1915,"lastSale":{"price":190000,"date":"2022-08-29T04:00:00Z"},"openViolations":0,"violations":[{"number":"691912","date":"2007-09-27","code":"PM-302.3/1","title":"EXT A-CLEAN 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VACANT","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2022-088357","date":"2022-11-23","code":"PM15-901.1","title":"VACANT PROPERTIES","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2022-088358","date":"2022-11-23","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2024-008695","date":"2024-02-08","code":"A-301.1/2","title":"ADDITION","status":"COMPLIED","resolutionDate":"2024-08-23","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2024-008696","date":"2024-02-08","code":"A-301.1/64","title":"ZONING REQUIRED FOR CONSTRUCTION","status":"COMPLIED","resolutionDate":"2024-08-23","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2024-008697","date":"2024-02-08","code":"A-301.1/56","title":"SANITARY PIPING SYSTEM","status":"COMPLIED","resolutionDate":"2024-08-23","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2024-008698","date":"2024-02-08","code":"A-301.6/1","title":"PLANS REQUIRED TO COMPLY","status":"COMPLIED","resolutionDate":"2024-08-23","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2024-008699","date":"2024-02-08","code":"A-402.4","title":"FAILURE TO PERFORM SPECIAL INSPECTIONS","status":"COMPLIED","resolutionDate":"2024-08-23","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2024-008700","date":"2024-02-08","code":"A-301.1/35","title":"NEW WINDOW/DOOR","status":"COMPLIED","resolutionDate":"2024-08-23","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2024-010134","date":"2024-02-16","code":"A-402.8.1","title":"FAILURE TO NOTIFY PRIOR TO START\n","status":"SVN ISSUED","resolutionDate":"2024-02-16","resolution":"SVN ISSUED"},{"number":"VI-2024-010136","date":"2024-02-16","code":"A-104.1/5","title":"DEBRIS REMOVE- CONSTRUCTION","status":"SVN ISSUED","resolutionDate":"2024-02-16","resolution":"SVN ISSUED"}],"violationCases":[{"number":"129821","type":"STANDARD","priority":"STANDARD","responsibility":"BRU","status":"CLOSED","createdDate":"2007-09-28","completedDate":"2009-02-02","violations":[{"number":"691912","date":"2007-09-27","code":"PM-302.3/1","title":"EXT A-CLEAN WEEDS/PLANTS","status":"COMPEXCP","resolutionDate":null,"resolution":null}]},{"number":"494203","type":"STANDARD","priority":"STANDARD","responsibility":"VS","status":"CLOSED","createdDate":"2015-07-28","completedDate":null,"violations":[{"number":"3655319","date":"2015-07-28","code":"PM-306.2/4","title":"VAC PROP REPLAC WIN/DRS 80%","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3655318","date":"2015-07-28","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2022-117952","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"VENDING INVESTIGATOR","status":"IN VIOLATION - COURT","createdDate":"2022-11-23","completedDate":null,"violations":[{"number":"VI-2022-088353","date":"2022-11-23","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2022-088354","date":"2022-11-23","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2022-088355","date":"2022-11-23","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2022-088356","date":"2022-11-23","code":"PM15-304.19V","title":"DOOR AND WINDOW VACANT","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2022-088357","date":"2022-11-23","code":"PM15-901.1","title":"VACANT PROPERTIES","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2022-088358","date":"2022-11-23","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"OPEN","resolutionDate":null,"resolution":null}]},{"number":"CF-2024-010450","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CONSTRUCTION COMPLAINT INVESTIGATOR","status":"CLOSED","createdDate":"2024-02-08","completedDate":"2024-08-23","violations":[{"number":"VI-2024-008695","date":"2024-02-08","code":"A-301.1/2","title":"ADDITION","status":"COMPLIED","resolutionDate":"2024-08-23","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2024-008696","date":"2024-02-08","code":"A-301.1/64","title":"ZONING REQUIRED FOR CONSTRUCTION","status":"COMPLIED","resolutionDate":"2024-08-23","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2024-008697","date":"2024-02-08","code":"A-301.1/56","title":"SANITARY PIPING SYSTEM","status":"COMPLIED","resolutionDate":"2024-08-23","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2024-008698","date":"2024-02-08","code":"A-301.6/1","title":"PLANS REQUIRED TO COMPLY","status":"COMPLIED","resolutionDate":"2024-08-23","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2024-008699","date":"2024-02-08","code":"A-402.4","title":"FAILURE TO PERFORM SPECIAL INSPECTIONS","status":"COMPLIED","resolutionDate":"2024-08-23","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2024-008700","date":"2024-02-08","code":"A-301.1/35","title":"NEW WINDOW/DOOR","status":"COMPLIED","resolutionDate":"2024-08-23","resolution":"COMPLIED - PERMIT OBTAINED"}]},{"number":"CF-2024-012258","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2024-02-16","completedDate":"2026-07-02","violations":[{"number":"VI-2024-010134","date":"2024-02-16","code":"A-402.8.1","title":"FAILURE TO NOTIFY PRIOR TO START\n","status":"SVN ISSUED","resolutionDate":"2024-02-16","resolution":"SVN ISSUED"}]},{"number":"CF-2024-012262","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2024-02-16","completedDate":"2026-07-02","violations":[{"number":"VI-2024-010136","date":"2024-02-16","code":"A-104.1/5","title":"DEBRIS REMOVE- CONSTRUCTION","status":"SVN ISSUED","resolutionDate":"2024-02-16","resolution":"SVN ISSUED"}]}],"violYears":[{"y":2007,"n":1,"worst":null},{"y":2015,"n":2,"worst":null},{"y":2022,"n":6,"worst":null},{"y":2024,"n":8,"worst":null}],"investigations":[{"caseNumber":"129821","date":"2007-09-27","type":"BRU INSP","status":"FAILED"},{"caseNumber":"129821","date":"2009-02-02","type":"BRU INSP","status":"PASSED"},{"caseNumber":"494203","date":"2015-07-28","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"494203","date":"2015-10-15","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"CF-2022-117952","date":"2022-11-23","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-117952","date":"2022-12-30","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-117952","date":"2023-02-08","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-010450","date":"2024-02-08","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-012258","date":"2024-02-16","type":null,"status":null},{"caseNumber":"CF-2024-012262","date":"2024-02-16","type":null,"status":null},{"caseNumber":"CF-2024-010450","date":"2024-03-14","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-010450","date":"2024-08-23","type":null,"status":"PASSED"}],"inspYears":[{"y":2007,"fails":1,"passes":0},{"y":2009,"fails":0,"passes":1},{"y":2015,"fails":1,"passes":1},{"y":2022,"fails":2,"passes":0},{"y":2023,"fails":1,"passes":0},{"y":2024,"fails":2,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.98538721438186,"lng":-75.1579015084903,"geom":{"type":"Polygon","coordinates":[[[-75.157750975,39.985389575],[-75.157760908,39.985347307],[-75.158050923,39.98538434],[-75.158041714,39.985427397],[-75.157750975,39.985389575]]]},"liDistrict":"NORTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19121","beds":8,"baths":5,"stories":3,"lotArea":1328,"zoning":"RM1","grade":"C+","basement":"A","heater":"A","centralAir":true,"extCond":"2","intCond":"2","garage":null,"homestead":false,"mail":"1651 BUCK HILL DR, HUNTINGDON VALLEY PA, 19006","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":71300,"taxable":0,"land":10941,"improvement":60359,"taxableLand":0,"taxableImprovement":0,"exemptLand":10941,"exemptImprovement":60359},{"y":2017,"v":71300,"taxable":0,"land":23529,"improvement":47771,"taxableLand":0,"taxableImprovement":0,"exemptLand":23529,"exemptImprovement":47771},{"y":2018,"v":71300,"taxable":0,"land":23529,"improvement":47771,"taxableLand":0,"taxableImprovement":0,"exemptLand":23529,"exemptImprovement":47771},{"y":2019,"v":150000,"taxable":0,"land":49500,"improvement":100500,"taxableLand":0,"taxableImprovement":0,"exemptLand":49500,"exemptImprovement":100500},{"y":2020,"v":155100,"taxable":0,"land":51183,"improvement":103917,"taxableLand":0,"taxableImprovement":0,"exemptLand":51183,"exemptImprovement":103917},{"y":2021,"v":155100,"taxable":0,"land":51183,"improvement":103917,"taxableLand":0,"taxableImprovement":0,"exemptLand":51183,"exemptImprovement":103917},{"y":2022,"v":155100,"taxable":0,"land":51183,"improvement":103917,"taxableLand":0,"taxableImprovement":0,"exemptLand":51183,"exemptImprovement":103917},{"y":2023,"v":155100,"taxable":155100,"land":51100,"improvement":104000,"taxableLand":51100,"taxableImprovement":104000,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":155100,"taxable":155100,"land":51100,"improvement":104000,"taxableLand":51100,"taxableImprovement":104000,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":155000,"taxable":155000,"land":31000,"improvement":124000,"taxableLand":31000,"taxableImprovement":124000,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":537000,"taxable":441500,"land":107400,"improvement":429600,"taxableLand":107400,"taxableImprovement":334100,"exemptLand":0,"exemptImprovement":95500},{"y":2027,"v":545700,"taxable":545700,"land":109100,"improvement":436600,"taxableLand":109100,"taxableImprovement":436600,"exemptLand":0,"exemptImprovement":0}],"taxNow":6180,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"ZP-2023-008683","date":"2023-08-24","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE ERECTION OF AN ADDITION AT THE SIDE ABOVE EXISTING 1-STORY PORTION OF EXISTING ATTACHED STRUCTURE. SIZE AND LOCATION AS SHOWN IN PLAN."},{"number":"CP-2023-002915","date":"2023-09-14","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Expired","completedDate":"2025-02-08","scope":"FOR LEVEL III ALTERATIONS & ADDITION TO AN EXISTING VACANT STRUCTURE FOR USE AS MULTI-FAMILY HOUSING (R-2 OCCUPANCY W/3 DWELLING UITS), ALTERATIONS TO INCLUDE THE ERECTION OF PARTITION WALLS, PROVIDE FINISHES/FURNISHINGS AND ACCESSIBILITY IMPROVEMENTS THROUGHOUT. 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. ** BUILDING TO BE FULLY SPRINKLERED IN ACCORDANCE WITH NFPA 13R THROUGHOUT **"},{"number":"EP-2023-009560","date":"2023-10-27","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Expired","completedDate":"2025-02-08","scope":"Install fire alarm system w/ low frequency sound in all living rms and bedrooms.. Install a 400 AMP service with 4 meters. Wire throughout a three-family dwelling: switches, lights, receptacles, TV's, phones, emergency lights, and interconnected smoke/CO alarms . ALL WORK IS TO BE DONE ACCORDING TO APPROVED DRAWINGS-2017 NEC,2016 NFPA-72,2018 PHILA FIRE CODE."},{"number":"ZP-2024-001673","date":"2024-04-01","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE ERECTION OF A REAR ADDITION ABOVE THE ONE-STORY PORTION OF AN EXISTING ATTACHED STRUCTURE. SIZE AND LOCATION AS SHOWN ON PLANS."},{"number":"CP-2024-001271","date":"2024-05-21","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Issued","completedDate":null,"scope":"FOR THE ERECTION OF AN ADDITION TO INCLUDE NEW PARTITIONS, FIXTURES, FINISHES AS PER APPROVED PLANS. BUILDING TO BE SPRINKLERED PER NFPA 13R MINIMUM. SEPARATE PERMITS REQUIRED FOR MEP AND FIRE SUPPRESSION WORK. AMENDMENT 8/12/25 TO INCLUDE THE REPLACEMENT OF FLOOR JOIST AS PER PLANS."},{"number":"FP-2025-000170","date":"2025-02-12","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Issued","completedDate":null,"scope":"INSTALL NEW FIRE SUPPRESSION SYSTEM COMPLYING WITH NFPA 13R THROUGHOUT AN EXISTING STRUCTURE. INSTALLATION TO INCLUDE 2\" FIRE SERVICE LINE AND 2.\" DC WILKINS 950 XLT2 BACKFLOW PREVENTION ASSEMBLY AS PER APPROVED PLANS. **ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA.**"},{"number":"PP-2024-016528","date":"2025-02-24","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-08-16","scope":"Install 1\" domestic ,6\"storm and curb trap complete with fresh air and main house drains. Install (5) lavatories, (5) water closets, (4) tub/shower, (3)laundry sink, (3) kitchen sink, (3)hot water heater, (1) hose bibs."},{"number":"MP-2025-001463","date":"2025-06-03","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Issued","completedDate":null,"scope":"FOR INSTALLATION OF HVAC SYSTEM AS PER APPROVED PLANS."},{"number":"EP-2025-005127","date":"2025-06-16","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Issued","completedDate":null,"scope":"Install fire alarm system w/ low frequency sound in all living rms and bedrooms.. Install a 400 AMP service with 4 meters. Wire throughout a three-family dwelling: switches, lights, receptacles, TV's, phones, emergency lights, and interconnected smoke/CO alarms . ALL WORK IS TO BE DONE ACCORDING TO APPROVED DRAWINGS-2017 NEC,2016 NFPA-72,2018 PHILA FIRE CODE."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2023,"k":"insp","w":"Inspection failed"},{"y":2023,"k":"permit","w":"New construction, addition, GFA change"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"New construction, addition, GFA change"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"viol","w":"8 L&I violations"},{"y":2024,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2025,"k":"permit","w":"New Construction"},{"y":2025,"k":"permit","w":"New Construction or Additions"},{"y":2025,"k":"permit","w":"Addition and/or Alterations"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-25","signals":[{"kind":"transition-activity","level":"watch","title":"Recent transition activity","summary":"The property has an unusually active paper trail worth monitoring for the next permit, inspection, deed, or listing.","evidence":["9 permit events since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"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":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"6 permits not marked completed: CP-2023-002915 (Expired), EP-2023-009560 (Expired), CP-2024-001271 (Issued), FP-2025-000170 (Issued), MP-2025-001463 (Issued). 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":"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":"7 failed, 3 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Aug 23, 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":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"5 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":"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/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 17 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"}]}