{"asOf":"2026-07-26T07:18:42.152Z","block":"2100-2199 N 21ST ST","blockUrl":"https://philadelphia.blockreport.homes/block/2100-2199-n-21st-st","address":"2113 N 21ST ST","parcelNumber":"322051900","source":"https://property.phila.gov/?p=322051900","ownerType":"owner-occupied","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"O50","buildingCodeNew":"25","buildingClass":"ROW 3 STY MASONRY","buildingClassNew":"ROW MODERN","useLabel":"Multi-family","owner":"CABRERA ISMAEL PENA","coOwner":"PENA JEMERALDY CANELA MARTINEZ DE","marketValue":450000,"landAssessment":90000,"improvementAssessment":360000,"livableArea":2016,"yearBuilt":1915,"lastSale":{"price":525000,"date":"2022-01-06T05:00:00Z"},"openViolations":3,"violations":[{"number":"3524918","date":"2015-04-16","code":"PM-307.1/18","title":"RETAINING/FENCE WALL PRTLY C","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"3524917","date":"2015-04-16","code":"PM-307.1/10","title":"WALL LOOSE/MISS BRICKS","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4420871","date":"2017-07-29","code":"PM15-108.2","title":"VACANT AND OPEN","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4420873","date":"2017-07-29","code":"PM15-308.1","title":"RUBBISH AND GARBAGE","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4420872","date":"2017-07-29","code":"PM15-301","title":"VACANT STRUCTURE AND LAND","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4447098","date":"2017-07-29","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4447099","date":"2017-07-29","code":"PM15-301","title":"VACANT STRUCTURE AND LAND","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2023-033944","date":"2023-05-16","code":"A-301.1/4","title":"ALTER INTERIOR PORTION","status":"COMPLIED","resolutionDate":"2024-09-20","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2023-033945","date":"2023-05-16","code":"A-301.1/46","title":"HVAC SYSTEM","status":"COMPLIED","resolutionDate":"2024-09-20","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2023-033946","date":"2023-05-16","code":"A-301.1/55","title":"ALTER EXISTING PLUMBING","status":"COMPLIED","resolutionDate":"2024-09-20","resolution":"COMPLIED - PERMIT OBTAINED"}],"violationCases":[{"number":"475332","type":"UNSAFE","priority":"UNSAFE","responsibility":"CSU","status":"CLOSED","createdDate":"2015-04-16","completedDate":"2018-12-05","violations":[{"number":"3524918","date":"2015-04-16","code":"PM-307.1/18","title":"RETAINING/FENCE WALL PRTLY C","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"3524917","date":"2015-04-16","code":"PM-307.1/10","title":"WALL LOOSE/MISS BRICKS","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]},{"number":"596615","type":"STANDARD","priority":"STANDARD","responsibility":"VS","status":"CLOSED","createdDate":"2017-07-29","completedDate":"2017-08-30","violations":[{"number":"4420871","date":"2017-07-29","code":"PM15-108.2","title":"VACANT AND OPEN","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4420873","date":"2017-07-29","code":"PM15-308.1","title":"RUBBISH AND GARBAGE","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4420872","date":"2017-07-29","code":"PM15-301","title":"VACANT STRUCTURE AND LAND","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]},{"number":"596617","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2017-07-29","completedDate":"2017-10-12","violations":[{"number":"4447098","date":"2017-07-29","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4447099","date":"2017-07-29","code":"PM15-301","title":"VACANT STRUCTURE AND LAND","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2023-044248","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING COURTS","status":"IN VIOLATION","createdDate":"2023-05-16","completedDate":null,"violations":[{"number":"VI-2023-033944","date":"2023-05-16","code":"A-301.1/4","title":"ALTER INTERIOR PORTION","status":"COMPLIED","resolutionDate":"2024-09-20","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2023-033945","date":"2023-05-16","code":"A-301.1/46","title":"HVAC SYSTEM","status":"COMPLIED","resolutionDate":"2024-09-20","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2023-033946","date":"2023-05-16","code":"A-301.1/55","title":"ALTER EXISTING PLUMBING","status":"COMPLIED","resolutionDate":"2024-09-20","resolution":"COMPLIED - PERMIT OBTAINED"}]}],"violYears":[{"y":2015,"n":2,"worst":null},{"y":2017,"n":5,"worst":null},{"y":2023,"n":3,"worst":null}],"investigations":[{"caseNumber":"475332","date":"2015-04-16","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"475332","date":"2015-08-17","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"596615","date":"2017-07-29","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"596617","date":"2017-07-29","type":"VAC INSP","status":"FAILED"},{"caseNumber":"596615","date":"2017-08-15","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"596615","date":"2017-08-15","type":"VAC INSP","status":"CLOSED"},{"caseNumber":"596617","date":"2017-09-08","type":"VAC INSP","status":"FAILED"},{"caseNumber":"596617","date":"2017-10-12","type":"VAC INSP","status":"PASSED"},{"caseNumber":"475332","date":"2018-12-05","type":"CSUINITIAL","status":"CLOSED"},{"caseNumber":"CF-2023-044248","date":"2023-05-16","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-044248","date":"2023-06-20","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-044248","date":"2023-07-25","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-044248","date":"2024-06-04","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-044248","date":"2024-09-20","type":null,"status":"FAILED"}],"inspYears":[{"y":2015,"fails":2,"passes":0},{"y":2017,"fails":3,"passes":1},{"y":2023,"fails":3,"passes":0},{"y":2024,"fails":2,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.986566339836266,"lng":-75.16765943263496,"geom":{"type":"Polygon","coordinates":[[[-75.167738899,39.986555081],[-75.167803182,39.986564152],[-75.167793656,39.986606897],[-75.1675164,39.986569128],[-75.167526231,39.98652552],[-75.167738899,39.986555081]]]},"liDistrict":"NORTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19121","beds":4,"baths":3,"stories":3,"lotArea":1260,"zoning":"RSA5","grade":"C","basement":"C","heater":"A","centralAir":true,"extCond":"2","intCond":"2","garage":null,"homestead":false,"mail":"2113 N 21ST ST, PHILADELPHIA PA, 19121","mailOut":false,"appeals":[{"type":"ZBA Permit Denial - Variance","grounds":"PERMIT  FOR THE REAR DEMOLITION OF EXISTING ONE STORY SHED AND FOR THE ERECTION OF AN ADDITION WITH A ROOF DECK AT THIRD\nFLOOR TO THE EXISTING ATTACHED BUILDING FOR THE USE AS TWO-FAMILY HOUSEHOLD LIVING (SIZE AND LOCATION AS SHOWN ON\nPLANS","status":"Completed","outcome":"Granted","date":"2020-12-08","number":"ZP-2020-005590","relatedPermit":"ZP-2020-005590"},{"type":"LIRB Violation Appeal","grounds":"I am the new owner... These permits were obtained by the previous owner when remodeling the house, I bought the house on January 16 of last year already ready and remodeled.\n\nsee attached","status":"Closed","outcome":"Complete","date":"2024-06-05","number":"HA-2023-002512","relatedPermit":null}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":3,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":18100,"taxable":0,"land":8190,"improvement":9910,"taxableLand":0,"taxableImprovement":0,"exemptLand":8190,"exemptImprovement":9910},{"y":2017,"v":18100,"taxable":0,"land":2715,"improvement":15385,"taxableLand":0,"taxableImprovement":0,"exemptLand":2715,"exemptImprovement":15385},{"y":2018,"v":18100,"taxable":18100,"land":2715,"improvement":15385,"taxableLand":2715,"taxableImprovement":15385,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":45500,"taxable":45500,"land":6825,"improvement":38675,"taxableLand":6825,"taxableImprovement":38675,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":47000,"taxable":47000,"land":7050,"improvement":39950,"taxableLand":7050,"taxableImprovement":39950,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":47000,"taxable":47000,"land":7050,"improvement":39950,"taxableLand":7050,"taxableImprovement":39950,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":47000,"taxable":47000,"land":7050,"improvement":39950,"taxableLand":7050,"taxableImprovement":39950,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":47000,"taxable":47000,"land":7050,"improvement":39950,"taxableLand":7050,"taxableImprovement":39950,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":47000,"taxable":47000,"land":7050,"improvement":39950,"taxableLand":7050,"taxableImprovement":39950,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":453800,"taxable":91700,"land":90700,"improvement":363100,"taxableLand":90700,"taxableImprovement":1000,"exemptLand":0,"exemptImprovement":362100},{"y":2026,"v":453800,"taxable":91700,"land":90700,"improvement":363100,"taxableLand":90700,"taxableImprovement":1000,"exemptLand":0,"exemptImprovement":362100},{"y":2027,"v":450000,"taxable":90992,"land":90000,"improvement":360000,"taxableLand":90000,"taxableImprovement":992,"exemptLand":0,"exemptImprovement":359008}],"taxNow":1284,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"RP-2020-007673","date":"2020-08-17","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Expired","completedDate":"2022-10-31","scope":"- Replace the wood joints floor where is damage 1st, 2nd, and roof - Put plywood on the floor - Install windows in the existing opening - Put new rubber roofing - Put cement on the back yard floor - Install wood fence"},{"number":"ZP-2020-005590","date":"2020-12-01","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2024-09-19","scope":"FOR THE REAR DEMOLITION OF EXISTING ONE STORY SHED AND FOR THE ERECTION OF AN ADDITION WITH A ROOF DECK AT THIRD FLOOR TO THE EXISTING ATTACHED BUILDING (SIZE AND LOCATION AS SHOWN ON PLANS)"},{"number":"RP-2020-015631","date":"2021-01-20","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2023-05-16","scope":"FOR THE REAR DEMOLITION OF EXISTING ONE STORY SHED AND FOR THE ERECTION OF AN ADDITION WITH A ROOF DECK AT THIRD FLOOR TO THE EXISTING ATTACHED BUILDING, NO BEDROOMS IN BASEMENT (SIZE AND LOCATION AS SHOWN ON PLANS) FOR USE AS TWO FAMILY HOUSEHOLD LIVING."},{"number":"PP-2021-002103","date":"2021-02-11","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-05-16","scope":"Install (four) full bathrooms, (two) laundry sinks, (two) kitchen sinks,(two) hot water heaters. Install yard rain and rain spout"},{"number":"PP-2021-000749","date":"2021-03-09","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2023-01-31","scope":"Install 3/4\" water service"},{"number":"MP-2021-001266","date":"2021-04-11","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2023-05-16","scope":"FOR MECHANICAL ALTERATIONS TO TWO=FAMILY DWELLING, TO INCLUDE NEW HEATERS, REGISTERS/DIFFUSERS, WITH ASSOCIATED DUCTWORK, PER APPROVED PLANS."},{"number":"EP-2021-005517","date":"2021-06-04","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2021-10-27","scope":"Total rewire, 200 AMP service, 3 gang meter box, with grounding system as per 2014 nec"}],"storyTag":"New construction","storyDelta":20,"timeline":[{"y":2020,"k":"permit","w":"New construction, addition, GFA change"},{"y":2020,"k":"appeal","w":"Appeal granted"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2021,"k":"permit","w":"Alterations"},{"y":2021,"k":"permit","w":"Alterations"},{"y":2021,"k":"permit","w":"Addition and/or Alterations"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2022,"k":"sale","p":525000},{"y":2023,"k":"viol","w":"3 L&I violations"},{"y":2023,"k":"insp","w":"Inspection failed ×3"},{"y":2024,"k":"appeal","w":"Appeal complete"},{"y":2024,"k":"insp","w":"Inspection failed ×2"}],"rented":true,"licenses":[{"number":"752950","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"NEW VISION6 LLC","legalName":" NEW VISION6 LLC ","address":"2113 N 21ST ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2017-09-28","latestIssueDate":"2018-09-24","expirationDate":"2019-09-27","inactiveDate":"2019-11-26"},{"number":"894669","type":"Rental","status":"Active","businessName":"Jemeraldy CANELA MARTINEZ DE PENA","legalName":"Jemeraldy CANELA MARTINEZ DE PENA","address":"2113 N 21ST ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2022-05-11","latestIssueDate":"2026-06-29","expirationDate":"2027-05-10","inactiveDate":null}],"licenseActivity":[{"number":"894669","type":"Rental","businessName":"Jemeraldy CANELA MARTINEZ DE PENA","legalName":"Jemeraldy CANELA MARTINEZ DE PENA","issuedDate":"2022-05-11","latestIssueDate":"2026-06-29","closureDate":null,"expirationDate":"2027-05-10","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"752950","type":"Vacant Residential Property / Lot","businessName":"NEW VISION6 LLC","legalName":" NEW VISION6 LLC ","issuedDate":"2017-09-28","latestIssueDate":"2018-09-24","closureDate":"2019-11-26","expirationDate":"2019-09-27","inactiveDate":"2019-11-26","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","units":2,"signals":[{"kind":"record-pressure","level":"elevated","title":"Records to verify together","summary":"More than one separately dated public record deserves a current-status check.","evidence":["3 open L&I violations","failed L&I inspection activity in 2023, 2024"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 866% in 2025, but no matching permit appears in the property timeline.","evidence":["assessment moved from $47,000 to $453,800","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":"Appeal #ZP-2020-005590: Completed · Granted; related permit ZP-2020-005590.","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":"2 permits not marked completed: RP-2020-007673 (Expired), PP-2021-000749 (Expired). At least one row also carries a completion date, so the City fields conflict.","why":"Issued work is not the same as approved final work. L&I uses final inspections and required certifications to close construction permits; expired, withdrawn, and completed are different City statuses.","action":"Open the permit file and confirm final inspections, holds, and any resulting occupancy certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections-by-permit-type/"},{"id":"violations","level":"attention","title":"3 open L&I violations","finding":"10 violation rows are retained in the City ledger.","why":"Open notices can accrue fees, block permits or license renewal, and move to court or collection. Standard initial notices generally have a 30-day appeal window; unsafe or imminently-dangerous notices have a much shorter window.","action":"Read the notice—not only the summary status—and confirm reinspection, fees, and appeal posture with L&I.","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":"lead","level":"verify","title":"Lead compliance is a separate record","finding":"OPA records a 1915 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":"10 failed, 1 passed, and 3 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Sep 20, 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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Vacant Residential Property / Lot #752950: Inactive since Nov 26, 2019","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"}]}