{"asOf":"2026-07-26T10:54:39.654Z","block":"2100-2199 N 17TH ST","blockUrl":"https://philadelphia.blockreport.homes/block/2100-2199-n-17th-st","address":"2114 N 17TH ST","parcelNumber":"321206300","source":"https://property.phila.gov/?p=321206300","ownerType":"owner-occupied","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"W50","buildingCodeNew":"25","buildingClass":"APT 2-4 UNITS 3 STY MASON","buildingClassNew":"ROW MODERN","useLabel":"Apartment building","owner":"ABDUELAL WALEED Y","coOwner":"ABDUELAL ZEAD YOUSIF","marketValue":445200,"landAssessment":89040,"improvementAssessment":356160,"livableArea":3047,"yearBuilt":2017,"lastSale":{"price":729300,"date":"2020-02-07T05:00:00Z"},"openViolations":0,"violations":[{"number":"3804514","date":"2008-01-05","code":"PM-307.1/3","title":"ROOF PARTIALLY COLLAPSED","status":"DEMOLISH","resolutionDate":null,"resolution":null},{"number":"3804513","date":"2008-01-05","code":"PM-307.1/19","title":"VACANT BLDG UNSEC/UNSAFE CSU","status":"DEMOLISH","resolutionDate":null,"resolution":null},{"number":"3804512","date":"2008-01-05","code":"PM-307.1/12","title":"WALL PARTIALLY COLLAPSED","status":"DEMOLISH","resolutionDate":null,"resolution":null},{"number":"3804515","date":"2015-05-09","code":"PM-307.1/9","title":"WALL FRACTURED","status":"DEMOLISH","resolutionDate":null,"resolution":null},{"number":"2933518","date":"2013-09-10","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2933517","date":"2013-09-10","code":"PM-302.3/1","title":"EXT A-CLEAN WEEDS/PLANTS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2933516","date":"2013-09-10","code":"PM-302.2/2","title":"EXT A-CLEAN RUBBISH/GARBAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2933519","date":"2013-09-10","code":"PM-306.2/1","title":"VACANT BLDG UNSECURED COUNT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2975062","date":"2013-09-10","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"141065","type":"UNSAFE","priority":"UNSAFE","responsibility":"CSU","status":"CLOSED","createdDate":"2008-01-05","completedDate":"2016-03-02","violations":[{"number":"3804514","date":"2008-01-05","code":"PM-307.1/3","title":"ROOF PARTIALLY COLLAPSED","status":"DEMOLISH","resolutionDate":null,"resolution":null},{"number":"3804513","date":"2008-01-05","code":"PM-307.1/19","title":"VACANT BLDG UNSEC/UNSAFE CSU","status":"DEMOLISH","resolutionDate":null,"resolution":null},{"number":"3804512","date":"2008-01-05","code":"PM-307.1/12","title":"WALL PARTIALLY COLLAPSED","status":"DEMOLISH","resolutionDate":null,"resolution":null},{"number":"3804515","date":"2015-05-09","code":"PM-307.1/9","title":"WALL FRACTURED","status":"DEMOLISH","resolutionDate":null,"resolution":null}]},{"number":"402135","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2013-09-15","completedDate":"2016-05-13","violations":[{"number":"2933518","date":"2013-09-10","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2933517","date":"2013-09-10","code":"PM-302.3/1","title":"EXT A-CLEAN WEEDS/PLANTS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2933516","date":"2013-09-10","code":"PM-302.2/2","title":"EXT A-CLEAN RUBBISH/GARBAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2933519","date":"2013-09-10","code":"PM-306.2/1","title":"VACANT BLDG UNSECURED COUNT","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"402136","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2013-09-15","completedDate":"2013-11-21","violations":[{"number":"2975062","date":"2013-09-10","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2008,"n":3,"worst":"VACANT BLDG UNSEC/UNSAFE CSU"},{"y":2013,"n":5,"worst":null},{"y":2015,"n":1,"worst":null}],"investigations":[{"caseNumber":"141065","date":"2008-01-05","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"141065","date":"2012-03-01","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"402136","date":"2013-09-10","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"402136","date":"2013-10-15","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"402136","date":"2013-11-18","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"141065","date":"2015-05-09","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"141065","date":"2015-10-06","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"141065","date":"2015-12-22","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"141065","date":"2016-03-01","type":"CSUINITIAL","status":"PASSED"},{"caseNumber":"402135","date":"2016-05-13","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"402135","date":"2016-05-13","type":"HCEU INSP","status":"CLOSED"}],"inspYears":[{"y":2008,"fails":1,"passes":0},{"y":2012,"fails":1,"passes":0},{"y":2013,"fails":2,"passes":1},{"y":2015,"fails":3,"passes":0},{"y":2016,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.986089160264584,"lng":-75.16144730461387,"geom":{"type":"Polygon","coordinates":[[[-75.161306609,39.986093426],[-75.161317062,39.986050122],[-75.161587964,39.986085086],[-75.161578489,39.986128074],[-75.161306609,39.986093426]]]},"liDistrict":"NORTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19121","beds":10,"baths":8,"stories":1,"lotArea":1163,"zoning":"RM1","grade":"B+","basement":"D","heater":"A","centralAir":true,"extCond":"3","intCond":"3","garage":null,"homestead":false,"mail":"2114 N 17TH ST, PHILADELPHIA PA, 19121","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":3,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":71700,"taxable":71700,"land":7398,"improvement":64302,"taxableLand":7398,"taxableImprovement":64302,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":510000,"taxable":71400,"land":71400,"improvement":438600,"taxableLand":71400,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":438600},{"y":2018,"v":510000,"taxable":71400,"land":71400,"improvement":438600,"taxableLand":71400,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":438600},{"y":2019,"v":510000,"taxable":71400,"land":71400,"improvement":438600,"taxableLand":71400,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":438600},{"y":2020,"v":527600,"taxable":75183,"land":75183,"improvement":452417,"taxableLand":75183,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":452417},{"y":2021,"v":527600,"taxable":75183,"land":75183,"improvement":452417,"taxableLand":75183,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":452417},{"y":2022,"v":527600,"taxable":75183,"land":75183,"improvement":452417,"taxableLand":75183,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":452417},{"y":2023,"v":593800,"taxable":118700,"land":118700,"improvement":475100,"taxableLand":118700,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":475100},{"y":2024,"v":593800,"taxable":118700,"land":118700,"improvement":475100,"taxableLand":118700,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":475100},{"y":2025,"v":599200,"taxable":119800,"land":119800,"improvement":479400,"taxableLand":119800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":479400},{"y":2026,"v":599200,"taxable":119800,"land":119800,"improvement":479400,"taxableLand":119800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":479400},{"y":2027,"v":445200,"taxable":89040,"land":89040,"improvement":356160,"taxableLand":89040,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":356160}],"taxNow":1677,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"665867","date":"2016-01-26","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2016-03-15","scope":"SEAL LATERAL AND DISCONNECT CURB TRAP AND FAI PA20160260792 (SFD)SELF CERTIFICATION'S ARE NO LONGER PERMITTED\",\"ALL EXCAVATIONS AND PLUMBING TRENCHES IN EXCESS OF 5 FT IN DEPTH MUST HAVE APPROVED SHORING IN PLACE AT THE TIME OF INSPECTION\""},{"number":"664516","date":"2016-01-29","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2016-01-29","scope":"FOR THE COMPLETE DEMOLITION OF AN EXISTING STRUCTURE. SIZE AND LOCATION AS SHOWN IN APPLICATION. FOR USE TO VACANT LOT. **SEE A/P 664517 FOR PLANS**"},{"number":"664517","date":"2016-01-29","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2016-05-13","scope":"COMPLETE DEMOLITION OF EXISTING ATTACHED THREE STORY, THREE FAMILY MASONRY AND WOOD BUILDING BY HAND METHODS. ALL PERMITTED DEMOLITION ACTIVITY TO BE IN ACCORDANCE WITH APPROVED SITE SAFETY DEMOLITION PLAN & SUCH PLAN TO BE MAINTAINED ON SITE AT ALL TIMES IN ACCORDANCE WITH PHILADELPHIA ADMINISTRATIVE CODE. FULL SIDEWALK CLOSURE REQUIRED AS REFLECTED ON APPROVED SITE PLAN AND IN ACCORDANCE WITH SECTION 3306 OF THE IBC. SEPARATE STREET CLOSURE PERMIT REQUIRED PRIOR TO START OF WORK. ANY DEVIATION WILL REQUIRE AN AMENDED BUILDING PERMIT. **PERMIT TO COMPLY UNSAFE VIOLATION NUMBER 141065**"},{"number":"673394","date":"2016-03-31","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2016-03-31","scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE WITH A ROOF DECK AND ROOF DECK ACCESS STRUCTURE. SIZE AND LOCATION AS SHOWN ON PLANS AND APPLICATION. FOR USE AS TWO (2) FAMILY HOUSEHOLD LIVING."},{"number":"676315","date":"2016-04-13","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"COMPLETED","completedDate":"2016-08-18","scope":"PERMIT TO CONSTRUCT THREE STORY, ATTACHED DWELLING, WITH CELLAR, ROOF DECK, AND PILOT HOUSE (STAIRS AND LNADING ONLY) AS PER PLANS."},{"number":"692362","date":"2016-05-18","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2016-08-18","scope":"INSTALL 2 HVAC UNITS WITH DUCTWORK (2-FAMILY)"},{"number":"689598","date":"2016-06-06","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2016-08-18","scope":"INSTALLATION OF TWO (2) SEPARATE RESIDENTIAL FIRE SUPPRESSION SYSTEMS IN ACCORDANCE WITH NFPA 13-D THROUGHOUT A THREE (3) STORY STRUCTURE WITH BASEMENT AND PILOT HOUSE (TWO-FAMILY). THESE ARE MULTI-PURPOSE SYSTEMS EACH UTILIZING A COMBINED ONE INCH (1\") DOMESTIC AND FIRE SERVICE LINE. SEPARATE PERMITS REQUIRED FOR ALL PLUMBING WORK."},{"number":"700963","date":"2016-06-17","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2016-08-18","scope":"INTERIOR AND EXTERIOR NEW CONSTRUCTION PLUMBING INSTALL NEW LATERAL,CURB TRAP,FAI - PA1 2016-1560690 THE INSTALLATION WILL COMPY WITH THE PHILADELPHIA PLUMBING CODE 2004\"SELF-CERTIFICATION'S ARE NO LONGER PERMITTED\" - \"ALL EXCAVATIONS AND PLUMBING TRENCHES IN EXCESS OF 5 FEET IN DEPTH MUST HAVE APPROVED SHORING IN PLACE AT THE TIME OF INSPECTION\""},{"number":"701530","date":"2016-06-21","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2016-08-18","scope":"INSTALL 200AMP SERVICE COMPLETE WITH 3 METER AND 3 PANEL WIRING THROUGHOUT WITH RECEPTACLES, SWITCHES, OUTLETS, LIGHTS, DOOR BELL, PHONE CABLES, SMOKES,AND CO DETECTORS AS PER 2008 NEC (TWO FAMILY)NORTH DISTRICT"}],"storyTag":"Torn down & rebuilt","storyDelta":null,"timeline":[{"y":2016,"k":"permit","w":"Zoning/use"},{"y":2016,"k":"permit","w":"Demolition"},{"y":2016,"k":"permit","w":"Zoning/use"},{"y":2016,"k":"permit","w":"New construction"},{"y":2016,"k":"demo"},{"y":2016,"k":"permit","w":"Mechanical"},{"y":2016,"k":"permit","w":"Suppression"},{"y":2016,"k":"permit","w":"Plumbing"},{"y":2016,"k":"permit","w":"Electrical"},{"y":2016,"k":"insp","w":"Inspection passed"},{"y":2016,"k":"land","p":615000},{"y":2020,"k":"sale","p":729300}],"rented":false,"licenses":[{"number":"275472","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"RONALD J PUGH (CAROLYN PUGH AGT)","legalName":"RONALD J PUGH","address":"2114 N 17TH ST","revenueCode":"3219","rentalCategory":null,"units":1,"issuedDate":"2002-07-25","latestIssueDate":"2002-07-25","expirationDate":"2003-02-28","inactiveDate":"2012-12-22"},{"number":"319151","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"RONALD J PUGH (CAROLYN PUGH AGT)","legalName":"RONALD J PUGH","address":"2114 N 17TH ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2005-05-19","latestIssueDate":"2005-05-19","expirationDate":"2006-02-28","inactiveDate":"2012-12-22"},{"number":"773180","type":"Rental","status":"Closed","businessName":"GESK PROPERTIES LLC","legalName":" GESK PROPERTIES LLC ","address":"2114 N 17TH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2018-04-17","latestIssueDate":"2019-05-20","expirationDate":"2020-04-16","inactiveDate":"2020-06-15"},{"number":"837881","type":"Rental","status":"Inactive","businessName":"Waleed Abduelal (JMA Realty Holdings LLC )","legalName":"Waleed Abduelal","address":"2114 N 17TH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2020-02-24","latestIssueDate":"2025-06-09","expirationDate":"2026-02-23","inactiveDate":"2026-04-24"}],"licenseActivity":[{"number":"837881","type":"Rental","businessName":"Waleed Abduelal (JMA Realty Holdings LLC )","legalName":"Waleed Abduelal","issuedDate":"2020-02-24","latestIssueDate":"2025-06-09","closureDate":"2026-04-24","expirationDate":"2026-02-23","inactiveDate":"2026-04-24","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"773180","type":"Rental","businessName":"GESK PROPERTIES LLC","legalName":" GESK PROPERTIES LLC ","issuedDate":"2018-04-17","latestIssueDate":"2019-05-20","closureDate":"2020-06-15","expirationDate":"2020-04-16","inactiveDate":"2020-06-15","status":"Closed","statusLabel":"Inactive","active":false},{"number":"319151","type":"Vacant Residential Property / Lot","businessName":"RONALD J PUGH (CAROLYN PUGH AGT)","legalName":"RONALD J PUGH","issuedDate":"2002-07-25","latestIssueDate":"2005-05-19","closureDate":"2012-12-22","expirationDate":"2006-02-28","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #664516: 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 9 historical violations across 3 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":"7 failed, 2 passed, and 2 CLOSED investigation outcomes are in the fetched history; the latest dated visit was CLOSED on May 13, 2016.","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":"1 fire/suppression-related permit 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 #275472: Inactive since Dec 22, 2012; Vacant Residential Property / Lot #319151: Inactive since Dec 22, 2012","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.","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"}]}