{"asOf":"2026-07-26T10:09:20.111Z","block":"800-899 E RUSSELL ST","blockUrl":"https://philadelphia.blockreport.homes/block/800-899-e-russell-st","address":"875 E RUSSELL ST","parcelNumber":"331181100","source":"https://property.phila.gov/?p=331181100","ownerType":"owner-occupied","kind":"house","isHouse":true,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"O30","buildingCodeNew":"23","buildingClass":"ROW 2 STY MASONRY","buildingClassNew":"ROW POST WAR","useLabel":"House","owner":"MARTINEZ JACQUELINE","coOwner":null,"marketValue":111800,"landAssessment":22360,"improvementAssessment":89440,"livableArea":1530,"yearBuilt":1920,"lastSale":{"price":20000,"date":"2002-10-07T04:00:00Z"},"openViolations":0,"violations":[{"number":"760279","date":"2007-11-29","code":"A-000.0/11","title":"VIOL BC MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2023-007306","date":"2023-01-25","code":"F-904.12","title":"COMMERCIAL COOKING SYSTEMS\n","status":"COMPLIED","resolutionDate":"2023-07-19","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2023-007365","date":"2023-01-25","code":"F-906.4","title":"FIRE EXTINGUISHER COOKING EQUIPMENT\n","status":"COMPLIED","resolutionDate":"2023-07-19","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2023-007366","date":"2023-01-25","code":"F-906.2","title":"FIRE EXTINGUISHERS\n","status":"COMPLIED","resolutionDate":"2023-07-19","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2023-007367","date":"2023-01-25","code":"F-1103.7.11","title":"FIRE ALARM REQUIRED MIXED USE\n","status":"COMPLIED","resolutionDate":"2023-07-19","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2023-007368","date":"2023-01-25","code":"LO-1","title":"FAIL OBTAIN LICENSE\n","status":"COMPLIED","resolutionDate":"2023-04-13","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2023-007287","date":"2023-01-25","code":"F-315.3.1","title":"CEILING CLEARANCE\n","status":"COMPLIED","resolutionDate":"2023-07-19","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2023-007283","date":"2023-01-25","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"COMPLIED","resolutionDate":"2023-07-19","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2023-007378","date":"2023-01-25","code":"LO-1","title":"FAIL OBTAIN LICENSE\n","status":"COMPLIED","resolutionDate":"2023-04-13","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2023-007393","date":"2023-01-25","code":"F-607.3.3.1","title":"COMMERCIAL COOKING SYSTEM INSPECTION\n","status":"COMPLIED","resolutionDate":"2023-07-19","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2023-008308","date":"2023-02-08","code":"A-301.1/50","title":"NEW ELECTRICAL WIRING","status":"COMPLIED","resolutionDate":"2023-07-24","resolution":"COMPLIED - PERMIT OBTAINED"}],"violationCases":[{"number":"137584","type":"STANDARD","priority":"STANDARD","responsibility":"BU","status":"CLOSED","createdDate":"2007-12-06","completedDate":"2008-02-11","violations":[{"number":"760279","date":"2007-11-29","code":"A-000.0/11","title":"VIOL BC MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2023-006887","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"FIRE SAFETY INVESTIGATOR","status":"CLOSED","createdDate":"2023-01-26","completedDate":"2023-07-24","violations":[{"number":"VI-2023-007306","date":"2023-01-25","code":"F-904.12","title":"COMMERCIAL COOKING SYSTEMS\n","status":"COMPLIED","resolutionDate":"2023-07-19","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2023-007365","date":"2023-01-25","code":"F-906.4","title":"FIRE EXTINGUISHER COOKING EQUIPMENT\n","status":"COMPLIED","resolutionDate":"2023-07-19","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2023-007366","date":"2023-01-25","code":"F-906.2","title":"FIRE EXTINGUISHERS\n","status":"COMPLIED","resolutionDate":"2023-07-19","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2023-007367","date":"2023-01-25","code":"F-1103.7.11","title":"FIRE ALARM REQUIRED MIXED USE\n","status":"COMPLIED","resolutionDate":"2023-07-19","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2023-007368","date":"2023-01-25","code":"LO-1","title":"FAIL OBTAIN LICENSE\n","status":"COMPLIED","resolutionDate":"2023-04-13","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2023-007287","date":"2023-01-25","code":"F-315.3.1","title":"CEILING CLEARANCE\n","status":"COMPLIED","resolutionDate":"2023-07-19","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2023-007283","date":"2023-01-25","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"COMPLIED","resolutionDate":"2023-07-19","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2023-007378","date":"2023-01-25","code":"LO-1","title":"FAIL OBTAIN LICENSE\n","status":"COMPLIED","resolutionDate":"2023-04-13","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2023-007393","date":"2023-01-25","code":"F-607.3.3.1","title":"COMMERCIAL COOKING SYSTEM INSPECTION\n","status":"COMPLIED","resolutionDate":"2023-07-19","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2023-010728","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CONSTRUCTION COMPLAINT INVESTIGATOR","status":"CLOSED","createdDate":"2023-02-08","completedDate":"2023-07-24","violations":[{"number":"VI-2023-008308","date":"2023-02-08","code":"A-301.1/50","title":"NEW ELECTRICAL WIRING","status":"COMPLIED","resolutionDate":"2023-07-24","resolution":"COMPLIED - PERMIT OBTAINED"}]}],"violYears":[{"y":2007,"n":1,"worst":null},{"y":2023,"n":10,"worst":null}],"investigations":[{"caseNumber":"137584","date":"2007-11-29","type":"BC INSP","status":"PASSED"},{"caseNumber":"137584","date":"2007-11-29","type":"BC INSP","status":"PASSED"},{"caseNumber":"CF-2023-006887","date":"2023-02-03","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-010728","date":"2023-02-08","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-006887","date":"2023-03-20","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-010728","date":"2023-07-24","type":null,"status":"PASSED"},{"caseNumber":"CF-2023-006887","date":"2023-07-24","type":null,"status":"PASSED"}],"inspYears":[{"y":2007,"fails":0,"passes":2},{"y":2023,"fails":3,"passes":2}],"taxOwed":363.63,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":true,"totalDue":363.63,"principalDue":194.79,"penaltyDue":11.69,"interestDue":10.23,"otherChargesDue":146.92,"yearsOwed":1,"oldestYearOwed":2021,"mostRecentYearOwed":2021,"mostRecentPaymentDate":"2021-03-14","assessmentYear":2022,"totalAssessment":57100,"taxableAssessment":57100,"exemptAbatementAssessment":0,"homesteadValue":629.91,"netTaxAfterHomestead":169.38,"actionableAtSnapshot":true,"paymentAgreementAtSnapshot":false,"bankruptcyAtSnapshot":false,"assessmentUnderAppealAtSnapshot":false,"yearMonth":"202206"},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.00023015209728,"lng":-75.11257233586325,"geom":{"type":"Polygon","coordinates":[[[-75.112529047,40.000308245],[-75.112562943,40.000145776],[-75.112616169,40.000153141],[-75.112580916,40.00031495],[-75.112529047,40.000308245]]]},"liDistrict":"CENTRAL EAST","certifications":[{"number":"BC-2023-008559","type":"Fire Alarm Certification","inspectionDate":"2023-04-18","result":"Certified","expirationDate":"2024-04-18","buildingId":"1056331"},{"number":"BC-2023-013339","type":"Special Hazards Certification","inspectionDate":"2023-06-25","result":"Certified","expirationDate":"2024-06-25","buildingId":"1056331"},{"number":"BC-2023-014930","type":"Fire Alarm Certification","inspectionDate":"2023-07-15","result":"Certified","expirationDate":"2024-07-15","buildingId":"1056331"},{"number":"BC-2025-025868","type":"Special Hazards Certification","inspectionDate":"2025-10-01","result":"Certified","expirationDate":"2026-10-01","buildingId":"1056331"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19134","beds":4,"baths":1,"stories":2,"lotArea":880,"zoning":"RSA5","grade":"C","basement":"D","heater":"H","centralAir":false,"extCond":"4","intCond":"4","garage":null,"homestead":true,"mail":"875 E RUSSELL ST, PHILADELPHIA PA, 19134","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR TAKE OUT RESTAURANT AS PART OF A RETAIL GROCERY STORE (FOOD, BEVERAGES\nAND GROCERIES) ON 1ST FLOOR AND EXISTING ONE (1) APARTMENT ON THE 2ND FLOOR IN AN EXISTING STRUCTURE.","status":"CLOSED","outcome":"Granted","date":"2015-10-28","number":"25387","relatedPermit":"607845"}],"taxYears":[{"year":2016,"total":536.16,"principal":408.88,"interest":6.14,"penalty":4.09}],"taxNet":536.16,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":55400,"taxable":25400,"land":3959,"improvement":51441,"taxableLand":3959,"taxableImprovement":21441,"exemptLand":0,"exemptImprovement":30000},{"y":2017,"v":55400,"taxable":25400,"land":8310,"improvement":47090,"taxableLand":8310,"taxableImprovement":17090,"exemptLand":0,"exemptImprovement":30000},{"y":2018,"v":55400,"taxable":25400,"land":8310,"improvement":47090,"taxableLand":8310,"taxableImprovement":17090,"exemptLand":0,"exemptImprovement":30000},{"y":2019,"v":53000,"taxable":13000,"land":7950,"improvement":45050,"taxableLand":7950,"taxableImprovement":5050,"exemptLand":0,"exemptImprovement":40000},{"y":2020,"v":57100,"taxable":12100,"land":8565,"improvement":48535,"taxableLand":8565,"taxableImprovement":3535,"exemptLand":0,"exemptImprovement":45000},{"y":2021,"v":57100,"taxable":12100,"land":8565,"improvement":48535,"taxableLand":8565,"taxableImprovement":3535,"exemptLand":0,"exemptImprovement":45000},{"y":2022,"v":57100,"taxable":12100,"land":8565,"improvement":48535,"taxableLand":8565,"taxableImprovement":3535,"exemptLand":0,"exemptImprovement":45000},{"y":2023,"v":79300,"taxable":0,"land":15860,"improvement":63440,"taxableLand":0,"taxableImprovement":0,"exemptLand":15860,"exemptImprovement":63440},{"y":2024,"v":79300,"taxable":0,"land":15860,"improvement":63440,"taxableLand":0,"taxableImprovement":0,"exemptLand":15860,"exemptImprovement":63440},{"y":2025,"v":98100,"taxable":0,"land":19620,"improvement":78480,"taxableLand":0,"taxableImprovement":0,"exemptLand":19620,"exemptImprovement":78480},{"y":2026,"v":98100,"taxable":0,"land":19620,"improvement":78480,"taxableLand":0,"taxableImprovement":0,"exemptLand":19620,"exemptImprovement":78480},{"y":2027,"v":111800,"taxable":11800,"land":22360,"improvement":89440,"taxableLand":11800,"taxableImprovement":0,"exemptLand":10560,"exemptImprovement":89440}],"taxNow":0,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"288142","date":"2010-06-29","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2011-01-18","scope":"REPAIR BROKEN WATER SERVICE CAUSED BY PGW DIGGING IN AREA, NEED TO REPLACE WATER SERVICE BETWEEN WATER MAIN FERRULE AND CURB BOX-APPROXIMATELY 30', PGW IS RESPONSIBLE FOR BACKFILLING AND PAVING"},{"number":"607845","date":"2016-01-22","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2016-01-22","scope":"FOR TAKE OUT RESTAURANT AS PART OF RETAIL SALE OF FOOD, BEVERAGES AND GROCERIES ON 1ST FLOOR AND EXISTING ONE (1) APARTMENT ON THE 2ND FLOOR IN AN EXISTING STRUCTURE. NO SIGN ON THIS PERMIT."},{"number":"EP-2023-006083","date":"2023-06-28","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2023-07-10","scope":"Repair of Fire alarm and installation power for kitchen exhaust fan"},{"number":"FP-2023-000794","date":"2023-06-29","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2023-07-19","scope":"EZ PERMIT (NO PLANS REQUIRED) - FOR THE INSTALLATION OF (1) WET CHEMICAL EXTINGUISHING SYSTEM. FIRE SUPRESSION SYSTEM TO SERVE ONE (1) EXISTING COMMERCIAL KITCHEN EXHAUST HOOD SYSTEM IN AN EXISITNG RESTAURANT ON THE FIRST FLOOR IN AN EXISTING STRUCTURE."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2002,"k":"sale","p":20000},{"y":2007,"k":"viol","w":"L&I violation"},{"y":2007,"k":"insp","w":"Inspection passed ×2"},{"y":2010,"k":"permit","w":"Plumbing"},{"y":2015,"k":"appeal","w":"Appeal granted"},{"y":2016,"k":"permit","w":"Use"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"permit","w":"Addition and/or Alterations"},{"y":2023,"k":"viol","w":"10 L&I violations"},{"y":2023,"k":"insp","w":"L&I: 3 failed, 2 passed"}],"rented":false,"licenses":[{"number":"206078","type":"Food Preparing and Serving","status":"Inactive","businessName":"FELIX SILVA (SILVA  GROCERY)","legalName":"FELIX SILVA","address":"875 E RUSSELL ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2002-04-15","latestIssueDate":"2002-04-15","expirationDate":"2003-04-30","inactiveDate":null},{"number":"206020","type":"Food Preparing and Serving","status":"Inactive","businessName":"LUCAS GROCERY (JACQUELINE MARINEZ)","legalName":"LUCAS GROCERY","address":"875 E RUSSELL ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2004-04-06","latestIssueDate":"2012-04-19","expirationDate":"2013-04-30","inactiveDate":null},{"number":"744262","type":"Food Preparing and Serving","status":"Inactive","businessName":"E&S Grocery Store Inc","legalName":"E&S Grocery Store Inc","address":"875 E RUSSELL ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2017-07-03","latestIssueDate":"2017-07-03","expirationDate":"2018-07-02","inactiveDate":"2018-08-31"},{"number":"920821","type":"Food Preparing and Serving","status":"Inactive","businessName":"RUSSELL ST GROCERY INC","legalName":"RUSSELL ST GROCERY INC","address":"875 E RUSSELL ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2023-04-10","latestIssueDate":"2024-03-27","expirationDate":"2025-04-09","inactiveDate":"2025-06-08"}],"licenseActivity":[{"number":"920821","type":"Food Preparing and Serving","businessName":"RUSSELL ST GROCERY INC","legalName":"RUSSELL ST GROCERY INC","issuedDate":"2023-04-10","latestIssueDate":"2024-03-27","closureDate":"2025-06-08","expirationDate":"2025-04-09","inactiveDate":"2025-06-08","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"744262","type":"Food Preparing and Serving","businessName":"E&S Grocery Store Inc","legalName":"E&S Grocery Store Inc","issuedDate":"2017-07-03","latestIssueDate":"2017-07-03","closureDate":"2018-08-31","expirationDate":"2018-07-02","inactiveDate":"2018-08-31","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"206020","type":"Food Preparing and Serving","businessName":"LUCAS GROCERY (JACQUELINE MARINEZ)","legalName":"LUCAS GROCERY","issuedDate":"2004-04-06","latestIssueDate":"2012-04-19","closureDate":"2013-04-30","expirationDate":"2013-04-30","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"206078","type":"Food Preparing and Serving","businessName":"FELIX SILVA (SILVA  GROCERY)","legalName":"FELIX SILVA","issuedDate":"2002-04-15","latestIssueDate":"2002-04-15","closureDate":"2003-04-30","expirationDate":"2003-04-30","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","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":["$364 appeared in the City's June 2022 delinquency snapshot","a lien number appears in the historical tax ledger through 2016","failed L&I inspection activity in 2023"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #607845: 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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Fire Alarm Certification: Certified through Jul 15, 2024; Special Hazards Certification: Certified through Oct 1, 2026","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":"dated-tax-balance","level":"attention","title":"A dated tax balance needs a current payoff","finding":"$363.63 was recorded in the City’s 2022-06 delinquency snapshot for 2021.","why":"That is historical evidence, not today’s amount due. A current exemption, payment, credit, or assistance agreement can coexist with an older snapshot row.","action":"Check period balances and request a dated Property Payoff statement for settlement.","url":"https://www.phila.gov/guides/philadelphia-tax-center/what-to-do/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"3 failed, 4 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Jul 24, 2023.","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":"Food Preparing and Serving #206078: Inactive; Food Preparing and Serving #206020: Inactive; Food Preparing and Serving #744262: Inactive since Aug 31, 2018; Food Preparing and Serving #920821: Inactive since Jun 8, 2025","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":"homestead","level":"verify","title":"Homestead is tied to owner occupancy and the deed","finding":"OPA shows the Homestead Exemption.","why":"Philadelphia limits Homestead to an owner’s primary residence. The City says a deed change can require a new application or update.","action":"A buyer should apply in their own name and not assume the seller’s benefit continues.","url":"https://www.phila.gov/documents/homestead-exemption-application/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 11 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"}]}