{"asOf":"2026-07-26T19:03:59.089Z","block":"1800-1899 N 18TH ST","blockUrl":"https://philadelphia.blockreport.homes/block/1800-1899-n-18th-st","address":"1809 N 18TH ST","parcelNumber":"321213601","source":"https://property.phila.gov/?p=321213601","ownerType":"investor","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"U50","buildingCodeNew":"25","buildingClass":"ROW CONV/APT 3 STY MASON","buildingClassNew":"ROW MODERN","useLabel":"Apartment building","owner":"1809 18TH LLC","coOwner":null,"marketValue":850900,"landAssessment":170180,"improvementAssessment":680720,"livableArea":3727,"yearBuilt":2022,"lastSale":{"price":1,"date":"2020-11-18T05:00:00Z"},"openViolations":0,"violations":[{"number":"1214269","date":"2008-10-15","code":"PM-102.4/2","title":"LICENSE-VAC RES 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REQUIRED\n","status":"COMPLIED","resolutionDate":"2024-08-23","resolution":"COMPLIED - OWNER REPAIR"}],"violationCases":[{"number":"182178","type":"STANDARD","priority":"STANDARD","responsibility":"BRU","status":"CLOSED","createdDate":"2008-10-15","completedDate":"2011-08-23","violations":[{"number":"1214269","date":"2008-10-15","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1214272","date":"2008-10-15","code":"A-503.2/2","title":"PROSEC- STD INFO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1214271","date":"2008-10-15","code":"PM-306.2/1","title":"VACANT BLDG UNSECURED COUNT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1214270","date":"2008-10-15","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"293348","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2011-08-23","completedDate":"2011-09-07","violations":[{"number":"2189758","date":"2011-08-18","code":"PM-306.2/1","title":"VACANT BLDG UNSECURED COUNT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2189755","date":"2011-08-18","code":"PM-302.2/1","title":"EXT A-CLEAN/EXTERMINATE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2189756","date":"2011-08-18","code":"PM-302.3/1","title":"EXT A-CLEAN WEEDS/PLANTS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2189757","date":"2011-08-18","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2189759","date":"2011-08-18","code":"PM-312.2/1","title":"EXT-TREES PRUNE/REMOVE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"607069","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2017-10-03","completedDate":"2017-11-13","violations":[{"number":"4471416","date":"2017-10-03","code":"CP-802","title":"DUMPING - PRIVATE LOT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4471415","date":"2017-10-03","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2022-050136","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CODE ENFORCEMENT COURTS","status":"COMPLIED, BALANCE DUE","createdDate":"2022-05-26","completedDate":null,"violations":[{"number":"VI-2022-037275","date":"2022-05-26","code":"F-901.6","title":"INSPECTION, TESTING & MAINTENANCE\n","status":"COMPLIED","resolutionDate":"2024-08-23","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-037276","date":"2022-05-26","code":"F-901.6.4.2","title":"SUBMISSION OF CERTIFICATIONS\n","status":"COMPLIED","resolutionDate":"2024-03-05","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-037277","date":"2022-05-26","code":"F-901.6.4.2","title":"SUBMISSION OF CERTIFICATIONS\n","status":"COMPLIED","resolutionDate":"2024-03-05","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-037278","date":"2022-05-26","code":"F-604.6","title":"UNAPPROVED CONDITIONS\n","status":"COMPLIED","resolutionDate":"2024-08-23","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-037279","date":"2022-05-26","code":"F-907.4.2.4","title":"MANUAL FIRE ALARM BOX SIGNS\n","status":"COMPLIED","resolutionDate":"2024-08-23","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-037280","date":"2022-05-26","code":"PM15-309.1","title":"PEST ELIMINATION INFESTATION","status":"COMPLIED","resolutionDate":"2024-08-23","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-037281","date":"2022-05-26","code":"F-906.1","title":"FIRE EXTINGUISHERS REQUIRED\n","status":"COMPLIED","resolutionDate":"2024-08-23","resolution":"COMPLIED - OWNER REPAIR"}]}],"violYears":[{"y":2008,"n":4,"worst":null},{"y":2011,"n":5,"worst":null},{"y":2017,"n":2,"worst":null},{"y":2022,"n":7,"worst":null}],"investigations":[{"caseNumber":"182178","date":"2008-10-15","type":"BRU INSP","status":"FAILED"},{"caseNumber":"182178","date":"2009-01-15","type":"BRU INSP","status":"FAILED"},{"caseNumber":"182178","date":"2011-08-18","type":"BRU INSP","status":"PASSED"},{"caseNumber":"293348","date":"2011-08-18","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"293348","date":"2011-09-07","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"CF-2022-050136","date":"2022-05-26","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-050136","date":"2022-10-17","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-050136","date":"2024-03-05","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-050136","date":"2024-03-11","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-050136","date":"2024-11-23","type":null,"status":"PASSED"}],"inspYears":[{"y":2008,"fails":1,"passes":0},{"y":2009,"fails":1,"passes":0},{"y":2011,"fails":1,"passes":1},{"y":2022,"fails":2,"passes":0},{"y":2024,"fails":2,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.981490742460586,"lng":-75.1635756890243,"geom":{"type":"Polygon","coordinates":[[[-75.163413406,39.98144504],[-75.163747929,39.981489945],[-75.163738047,39.981536502],[-75.163403111,39.981491426],[-75.163413406,39.98144504]]]},"liDistrict":"NORTH","certifications":[{"number":"BC-2024-028004","type":"Fire Alarm Certification","inspectionDate":"2024-06-14","result":"Certified","expirationDate":"2025-06-14","buildingId":"1549827"},{"number":"BC-2024-022199","type":"Sprinkler Certification","inspectionDate":"2024-07-11","result":"Certified","expirationDate":"2025-07-11","buildingId":"1549827"},{"number":"BC-2025-021898","type":"Fire Alarm Certification","inspectionDate":"2025-07-08","result":"Certified","expirationDate":"2026-07-08","buildingId":"1549827"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19121","beds":11,"baths":8,"stories":3,"lotArea":1615,"zoning":"RM1","grade":"C+","basement":"J","heater":"A","centralAir":true,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"1533-35 N SYDENHAM ST, PHILADELPHIA PA, 19121","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":75500,"taxable":0,"land":10278,"improvement":65222,"taxableLand":0,"taxableImprovement":0,"exemptLand":10278,"exemptImprovement":65222},{"y":2017,"v":75500,"taxable":0,"land":22650,"improvement":52850,"taxableLand":0,"taxableImprovement":0,"exemptLand":22650,"exemptImprovement":52850},{"y":2018,"v":75500,"taxable":0,"land":22650,"improvement":52850,"taxableLand":0,"taxableImprovement":0,"exemptLand":22650,"exemptImprovement":52850},{"y":2019,"v":80000,"taxable":0,"land":24000,"improvement":56000,"taxableLand":0,"taxableImprovement":0,"exemptLand":24000,"exemptImprovement":56000},{"y":2020,"v":82700,"taxable":0,"land":24810,"improvement":57890,"taxableLand":0,"taxableImprovement":0,"exemptLand":24810,"exemptImprovement":57890},{"y":2021,"v":82700,"taxable":0,"land":24810,"improvement":57890,"taxableLand":0,"taxableImprovement":0,"exemptLand":24810,"exemptImprovement":57890},{"y":2022,"v":82700,"taxable":0,"land":24810,"improvement":57890,"taxableLand":0,"taxableImprovement":0,"exemptLand":24810,"exemptImprovement":57890},{"y":2023,"v":138300,"taxable":138300,"land":27660,"improvement":110640,"taxableLand":27660,"taxableImprovement":110640,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":138300,"taxable":138300,"land":27660,"improvement":110640,"taxableLand":27660,"taxableImprovement":110640,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":960000,"taxable":192000,"land":192000,"improvement":768000,"taxableLand":192000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":768000},{"y":2026,"v":960000,"taxable":192000,"land":192000,"improvement":768000,"taxableLand":192000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":768000},{"y":2027,"v":850900,"taxable":170180,"land":170180,"improvement":680720,"taxableLand":170180,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":680720}],"taxNow":2688,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"ZP-2020-004067","date":"2020-08-07","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"For the erection of an attached structure with roof deck, roof deck access structure, and deck at the rear 2nd floor level. Size and location as shown on application/plan."},{"number":"ZP-2020-005647","date":"2020-09-09","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2021-12-20","scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE WITH REAR DECK, ROOF DECK AND ROOF DECK ACCESS STRUCTURE. SIZE AND LOCATION AS SHOWN IN PLAN."},{"number":"PP-2020-010761","date":"2020-10-15","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2021-12-20","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":"CP-2020-004944","date":"2020-11-11","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2021-12-20","scope":"NEW CONSTRUCTION OF AN ATTACHED THREE-STORY, THREE (3) FAMILY DWELLING WITH REAR DECK AT SECOND FLOOR LEVEL AND PRIVATE ROOF DECK WITH PILOT HOUSE ACCESS AS PER APPROVED PLANS. WORK TO INCLUDE EXCAVATION SHORING AS PER APPROVED STRUCTURAL PLANS. BUILDING TO BE FULLY SPRINKLERED. *2018 IBC REVIEW* **SEPARATE PERMITS REQUIRED FOR MEP & FIRE SUPPRESSION WORK**"},{"number":"DP-2020-001817","date":"2020-12-14","work":"Minor Demolition","type":"Demolition","description":"Demolition Permit","status":"Completed","completedDate":"2021-11-16","scope":"FOR THE COMPLETE DEMOLITION OF AN EXISTING ATTACHED MASONRY AND WOOD THREE-STORY STRUCTURE 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. COMPLETE 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."},{"number":"FP-2021-001319","date":"2021-05-20","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2021-09-29","scope":"INSTALL NEW FIRE SUPPRESSION SYSTEM COMPLYING WITH NFPA 13R THROUGHOUT AN EXISTING STRUCTURE TO INCLUDE 2 \" MAIN FIRE SERVICE LINE AND 2\" DC WILKINS 350 XL BACKFLOW PREVENTION ASSEMBLY AS PER APPROVED PLANS. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA."},{"number":"EP-2021-005320","date":"2021-06-24","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2021-09-24","scope":"INSTALL A 300 AMP SERVICE, (4) GANG METER MODULE, (3) 150 AMP PANEL & FEEDERS, (1) 100 AMP PANEL & FEEDER. WIRING THROUGHOUT THE COMMON AREAS AND THREE UNITS INCLUDING LIGHTS NORMAL AND EMERGENCY, SWITCHES, RECEPTACLES,WIRING FOR MECHANICAL AND HVAC EQUIPMENT. INSTALL A NEW FIRE ALARM SYSTEM THROUGHOUT.WORK COMPLETED AS PER THE 2017 NEC & 2016 NFPA-72."},{"number":"MP-2021-004170","date":"2021-07-13","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2021-09-29","scope":"FOR THE INSTALLATION OF REGISTERS, DIFFUSERS, AND APPLIANCES WITH ASSOCIATED DUCTWORK FOR MULTI-FAMILY DWELLING. APPLIANCES TO BE INSTALLED IN ACCORDANCE WITH MANUFACTURER'S SPECIFICATIONS. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK."},{"number":"PP-2021-012434","date":"2021-07-31","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2021-09-29","scope":"Curb trap, fai, main drain, water distribution to interior foundation"},{"number":"PP-2021-012257","date":"2021-08-02","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2021-12-20","scope":"Install 3 hot water heaters, 3 kitchen sinks, 8 lavatories, 8 shower/tubs, 8 water closets and 3 washer boxes according to the 2018 PPC."}],"storyTag":"Torn down & rebuilt","storyDelta":null,"timeline":[{"y":2020,"k":"permit","w":"Alterations"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2020,"k":"permit","w":"Minor Demolition"},{"y":2021,"k":"permit","w":"New Construction"},{"y":2021,"k":"permit","w":"New Construction"},{"y":2021,"k":"permit","w":"New Construction"},{"y":2021,"k":"permit","w":"New Construction or Additions"},{"y":2021,"k":"permit","w":"New Construction or Additions"},{"y":2021,"k":"demo"},{"y":2022,"k":"viol","w":"7 L&I violations"},{"y":2022,"k":"insp","w":"Inspection failed ×2"},{"y":2024,"k":"insp","w":"L&I: 2 failed, 1 passed"}],"rented":false,"licenses":[{"number":"889639","type":"Rental","status":"Inactive","businessName":"1809 18th LLC","legalName":"1809 18th LLC","address":"1809 N 18TH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":3,"issuedDate":"2022-03-14","latestIssueDate":"2025-05-29","expirationDate":"2026-03-13","inactiveDate":"2026-05-12"}],"licenseActivity":[{"number":"889639","type":"Rental","businessName":"1809 18th LLC","legalName":"1809 18th LLC","issuedDate":"2022-03-14","latestIssueDate":"2025-05-29","closureDate":"2026-05-12","expirationDate":"2026-03-13","inactiveDate":"2026-05-12","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 594% in 2025, but no matching permit appears in the property timeline.","evidence":["assessment moved from $138,300 to $960,000","no permit shown in 2024-2026"],"caveat":"Not proof of unpermitted work; reassessment, corrected data, or a permit under another parcel can also explain it."}],"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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Fire Alarm Certification: Certified through Jul 8, 2026; Sprinkler Certification: Certified through Jul 11, 2025","why":"Fire-protection certifications apply to the named system and inspection period only; they are not a whole-building safety certificate. Philadelphia generally requires annual sprinkler, standpipe, fire-alarm, special-hazard, and emergency-power inspections where those systems exist.","action":"Request the correction/reinspection and current filed certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"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 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was PASSED on Nov 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":"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.","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":"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 18 historical violations across 4 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.","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"}]}