{"asOf":"2026-07-25T00:49:21.416Z","block":"3200-3299 DIAMOND ST","blockUrl":"https://philadelphia.blockreport.homes/block/3200-3299-diamond-st","address":"3212 DIAMOND ST","parcelNumber":"323122200","source":"https://property.phila.gov/?p=323122200","ownerType":"investor","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"U50","buildingCodeNew":"31","buildingClass":"ROW CONV/APT 3 STY MASON","buildingClassNew":"TWIN CONTEMPORARY","useLabel":"Apartment building","owner":"STOKES & STOKES PROPERTIE","coOwner":null,"marketValue":488400,"landAssessment":97680,"improvementAssessment":390720,"livableArea":2835,"yearBuilt":1915,"lastSale":{"price":65448,"date":"2018-08-03T04:00:00Z"},"openViolations":0,"violations":[{"number":"500375","date":"2007-02-20","code":"A-503.1/2","title":"PROSEC- EMERG IMMED 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DOUBLEKEY","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"500385","date":"2007-02-20","code":"PM-407.2/6","title":"LIGHT FIXTURE DEFECTIVE-RES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"500387","date":"2007-02-20","code":"FC-907.4/4","title":"FIRE-PULL STATION SIGNS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"500386","date":"2007-02-20","code":"PM-407.2/11","title":"ELEC-CABLES/WIRES LOOSE-RES","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"358726","type":"HAZARDOUS","priority":"HAZARDOUS","responsibility":"HCEU","status":"CLOSED","createdDate":"2012-11-08","completedDate":"2013-01-23","violations":[{"number":"2667237","date":"2012-11-07","code":"FC-907.4/4","title":"FIRE-PULL STATION SIGNS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2667238","date":"2012-11-07","code":"PM-302.2/2","title":"EXT A-CLEAN RUBBISH/GARBAGE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"526510","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DN","status":"CLOSED","createdDate":"2016-04-05","completedDate":"2016-08-23","violations":[{"number":"3929404","date":"2016-04-05","code":"A-504.1/1","title":"STOP WORK ORDER","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3929402","date":"2016-04-05","code":"A-301.1/55","title":"PERMP- ALTER/REPAIR/REPL PLUMB","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3929400","date":"2016-04-05","code":"A-301.1/4","title":"PERMB- ALTER REPAIR INT PART","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3929399","date":"2016-04-05","code":"9-1004","title":"CVN-UNLIC GENERAL CONTR","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3929401","date":"2016-04-05","code":"A-301.1/50","title":"PERME- WIRING BLDG OR PROP","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3929403","date":"2016-04-05","code":"A-301.1/7","title":"PERMB- INT DEMOL WALLS ETC","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3929405","date":"2016-05-10","code":"A-301.1/46","title":"PERMB- INSTALL HVAC SYS","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2007,"n":12,"worst":null},{"y":2012,"n":2,"worst":null},{"y":2016,"n":7,"worst":null}],"investigations":[{"caseNumber":"102793","date":"2007-02-20","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"102793","date":"2009-04-23","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"358726","date":"2012-11-07","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"358726","date":"2012-12-13","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"358726","date":"2013-01-23","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"526510","date":"2016-04-05","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"526510","date":"2016-05-10","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"526510","date":"2016-08-23","type":"BP_BLDG","status":"PASSED"}],"inspYears":[{"y":2007,"fails":1,"passes":0},{"y":2009,"fails":0,"passes":1},{"y":2012,"fails":2,"passes":0},{"y":2013,"fails":0,"passes":1},{"y":2016,"fails":2,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.98827849924213,"lng":-75.18595049259154,"geom":{"type":"Polygon","coordinates":[[[-75.185884616,39.988406053],[-75.185938942,39.988140582],[-75.186016059,39.988150606],[-75.185962559,39.988415886],[-75.185884616,39.988406053]]]},"liDistrict":"NORTH","certifications":[{"number":"BC-2020-000142","type":"Sprinkler Certification","inspectionDate":"2022-09-10","result":"Certified","expirationDate":"2023-09-10","buildingId":"1221223"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19121","beds":null,"baths":null,"stories":3,"lotArea":2134,"zoning":"RM1","grade":"B-","basement":null,"heater":null,"centralAir":null,"extCond":"2","intCond":"2","garage":null,"homestead":false,"mail":"1849 DILLION RD, AMBLER PA, 19002","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":64800,"taxable":64800,"land":8692,"improvement":56108,"taxableLand":8692,"taxableImprovement":56108,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":64800,"taxable":64800,"land":16848,"improvement":47952,"taxableLand":16848,"taxableImprovement":47952,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":64800,"taxable":64800,"land":16848,"improvement":47952,"taxableLand":16848,"taxableImprovement":47952,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":90900,"taxable":90900,"land":23634,"improvement":67266,"taxableLand":23634,"taxableImprovement":67266,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":94000,"taxable":94000,"land":24440,"improvement":69560,"taxableLand":24440,"taxableImprovement":69560,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":94000,"taxable":94000,"land":24440,"improvement":69560,"taxableLand":24440,"taxableImprovement":69560,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":94000,"taxable":94000,"land":24440,"improvement":69560,"taxableLand":24440,"taxableImprovement":69560,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":630000,"taxable":127000,"land":126000,"improvement":504000,"taxableLand":126000,"taxableImprovement":1000,"exemptLand":0,"exemptImprovement":503000},{"y":2024,"v":630000,"taxable":127000,"land":126000,"improvement":504000,"taxableLand":126000,"taxableImprovement":1000,"exemptLand":0,"exemptImprovement":503000},{"y":2025,"v":630000,"taxable":127000,"land":126000,"improvement":504000,"taxableLand":126000,"taxableImprovement":1000,"exemptLand":0,"exemptImprovement":503000},{"y":2026,"v":630000,"taxable":127000,"land":126000,"improvement":504000,"taxableLand":126000,"taxableImprovement":1000,"exemptLand":0,"exemptImprovement":503000},{"y":2027,"v":488400,"taxable":98455,"land":97680,"improvement":390720,"taxableLand":97680,"taxableImprovement":775,"exemptLand":0,"exemptImprovement":389945}],"taxNow":1778,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"682796","date":"2016-04-08","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"NO WIRING TO THE BUILDING,REPLACE LIGHT FIXTURES,RECEPTACLES AND SWITCHES ONLY ON AN EXISTING 100AMP SERVICE AS PER 2008 NEC (NORTH DISTRICT)"},{"number":"698436","date":"2016-07-08","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2019-01-15","scope":"FOR LEVEL 1 INTERIOR ALTERATIONS TO THE SECOND AND THIRD FLOOR OF AN EXISTING SEMI-DETACHED STRUCTURE AS PER PLANS. SEPARATE PERMITS REQUIRED FOR ALL MECHANICAL, ELECTRICAL AND PLUMBING WORK."},{"number":"707033","date":"2016-07-14","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2017-07-28","scope":"INSTALL 2 WC,2 LAV, BATH TUB,2 LAUNDRY TUB AND 2 KITCHEN SINKS (MULTI FAMILY)THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"712465","date":"2016-08-04","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2018-04-18","scope":"EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES- FOR THE INSTALLATION OF NEW DUCTWORK, REGISTERS/GRILLES/DIFFUSERS, AND WARM-AIR APPLIANCES AS PER ATTACHED STANDARD. DEVIATIONS FROM THIS STANDARD WILL RESULT IN PERMIT REVOCATION AND REQUIRE SUBMISSION OF CONSTRUCTION PLANS."},{"number":"890742","date":"2018-07-02","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2019-06-14","scope":"EZ PERMIT STANDARDS ALTERATIONS- FOR ALTERATIONS TO AN EXISTING ONE FAMILY DWELLING AS PER ATTACHED STANDARD. DEVIATIONS FROM THIS STANDARD WILL RESULT IN PERMIT REVOCATION AND REQUIRE SUBMISSION OF CONSTRUCTION PLANS."},{"number":"914417","date":"2019-01-08","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2020-07-02","scope":"FOR LEVEL II INTERIOR ALTERATIONS TO AN EXISTING TRIPLEX.NO CHANGE IN MEANS OF EGRESS CATEGORY. ALTERATIONS TO INCLUDE THE ERECTION OF PARTITION WALLS, PROVIDE FINISHES AND FURNISHINGS THROUGHOUT. BUILDING TO BE FULLY SPRINKLERED. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS REQUIRED FOR ALL OTHER WORK."},{"number":"941505","date":"2019-01-14","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2020-07-02","scope":"INSTALL 24 FIXTURES AS PER PPC 2004"},{"number":"949608","date":"2019-02-14","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2020-07-02","scope":"EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES - For the installation if New Ductwork, Registers/Grilles/Diffusers, and Warm-Air Appliances as per attached standards. Deviations from these standards require submission of construction and site plans. Each system is self contained to the individual dwelling units"},{"number":"951403","date":"2019-02-21","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2019-03-05","scope":"2-NEW 3/4\" WATER SERVICE PA20190510393 \"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":"945087","date":"2019-02-26","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2020-07-02","scope":"FOR INSTALLATION OF FIRE SUPPRESSION SYSTEM DESIGN PER NFPA 13R STANDARD WITH A 2-INCH FIRE SERVICE LINE AND SPRINKLER LAYOUT AS PER PLANS."},{"number":"959236","date":"2019-03-20","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2019-04-02","scope":"HALF WATER SERVICE STREET TO CURB"},{"number":"949360","date":"2019-06-03","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2020-02-25","scope":"300 AMP SERVICE AND REWIRE WITH OUTLETS LIGHTS SWITCHES FIXTURES SMOKE CO DETECTORS FOUR BREAKER PANELS AND FIRE ALARM SYSTEM"}],"storyTag":"New construction","storyDelta":0.6,"timeline":[{"y":2016,"k":"permit","w":"Plumbing"},{"y":2016,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2016,"k":"permit","w":"Mechanical"},{"y":2018,"k":"permit","w":"Alteration"},{"y":2018,"k":"sale","p":65448},{"y":2019,"k":"permit","w":"Addition and/or Alteration"},{"y":2019,"k":"permit","w":"Alterations"},{"y":2019,"k":"permit","w":"New Construction"},{"y":2019,"k":"permit","w":"Plumbing"},{"y":2019,"k":"permit","w":"New Construction"},{"y":2019,"k":"permit","w":"Plumbing"},{"y":2019,"k":"permit","w":"Electrical"}],"rented":true,"licenses":[{"number":"277867","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"RHO KAPPA PHI FRATERNITY INC","legalName":"RHO KAPPA PHI FRATERNITY INC","address":"3212 DIAMOND ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2003-07-08","latestIssueDate":"2003-07-08","expirationDate":"2004-02-29","inactiveDate":null},{"number":"395766","type":"Rental","status":"Closed","businessName":"MICHELLE WILLIAMS","legalName":"MICHELLE WILLIAMS","address":"3212 DIAMOND ST","revenueCode":"3202","rentalCategory":null,"units":3,"issuedDate":"2007-01-03","latestIssueDate":"2017-11-17","expirationDate":"2018-02-28","inactiveDate":null},{"number":"846986","type":"Rental","status":"Active","businessName":"Stokes & Stokes Properties LLC","legalName":"Stokes & Stokes Properties LLC","address":"3212 DIAMOND ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":3,"issuedDate":"2020-07-24","latestIssueDate":"2026-06-24","expirationDate":"2027-07-23","inactiveDate":null}],"licenseActivity":[{"number":"846986","type":"Rental","businessName":"Stokes & Stokes Properties LLC","legalName":"Stokes & Stokes Properties LLC","issuedDate":"2020-07-24","latestIssueDate":"2026-06-24","closureDate":null,"expirationDate":"2027-07-23","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"395766","type":"Rental","businessName":"MICHELLE WILLIAMS","legalName":"MICHELLE WILLIAMS","issuedDate":"2007-01-03","latestIssueDate":"2017-11-17","closureDate":"2018-02-28","expirationDate":"2018-02-28","inactiveDate":null,"status":"Closed","statusLabel":"Closed","active":false},{"number":"277867","type":"Vacant Residential Property / Lot","businessName":"RHO KAPPA PHI FRATERNITY INC","legalName":"RHO KAPPA PHI FRATERNITY INC","issuedDate":"2003-07-08","latestIssueDate":"2003-07-08","closureDate":"2004-02-29","expirationDate":"2004-02-29","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-23","units":3,"signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 570% in 2023, but no matching permit appears in the property timeline.","evidence":["assessment moved from $94,000 to $630,000","no permit shown in 2022-2024"],"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":"Sprinkler Certification: Certified through Sep 10, 2023","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-license","level":"verify","title":"A rental license does not transfer with the deed","finding":"1 active Rental License record matched.","why":"If dwelling space is rented, the buyer must obtain a new annual Rental License; the seller’s license is not transferable. New applications require proof of ownership and legal occupancy, tax compliance, no open L&I violations, and lead compliance where applicable.","action":"Plan the buyer’s replacement license before settlement.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"id":"managing-agent","level":"verify","title":"Tax mail goes outside Philadelphia; owner residence still needs verification","finding":"OPA mails the property tax record outside Philadelphia (1849 DILLION RD, AMBLER PA, 19002).","why":"A tax mailing destination does not establish where the owner lives. If a rental owner lives outside Philadelphia, the City requires a managing agent with a Philadelphia mailing address; the owner remains legally responsible.","action":"Verify the buyer’s residence and, if the buyer will live outside Philadelphia, identify the Philadelphia managing agent on the new license application.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"id":"lead","level":"verify","title":"Lead compliance is a separate record","finding":"OPA records a 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":"5 failed, 3 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Aug 23, 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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Vacant Residential Property / Lot #277867: Inactive","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/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 21 historical violations across 3 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"}]}