{"asOf":"2026-07-25T04:30:52.473Z","block":"1900-1999 FEDERAL ST","blockUrl":"https://philadelphia.blockreport.homes/block/1900-1999-federal-st","address":"1917 FEDERAL ST","parcelNumber":"361031100","source":"https://property.phila.gov/?p=361031100","ownerType":"owner-occupied","kind":"house","isHouse":true,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"O51","buildingCodeNew":"22","buildingClass":"ROW 3 STY MASONRY+OTHER","buildingClassNew":"ROW TYPICAL","useLabel":"House","owner":"GOODWIN CHARED O","coOwner":null,"marketValue":300000,"landAssessment":60000,"improvementAssessment":240000,"livableArea":1392,"yearBuilt":1925,"lastSale":{"price":1,"date":"2016-08-12T04:00:00Z"},"openViolations":0,"violations":[{"number":"4837010","date":"2018-07-13","code":"A-302.10/2","title":"PERMB- WORK NOT SAME AS PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4837008","date":"2018-07-13","code":"A-301.1/6","title":"PERMB- PARTIAL DEMOL","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4837011","date":"2018-07-13","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4837009","date":"2018-07-13","code":"A-301.6/1","title":"PERMB- TO COMPLY VIOL","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4899039","date":"2018-12-13","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4899041","date":"2018-12-13","code":"PM15-304.1G","title":"EXTERIOR STRUCT UNSAFE COND 7","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4899040","date":"2018-12-13","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"211986163","date":"2020-01-17","code":"A-504.1/1","title":"STOP WORK ORDER","status":"COMPLIED","resolutionDate":"2020-09-03","resolution":"COMPLIED - OWNER REPAIR"},{"number":"211986162","date":"2020-01-17","code":"A-301.1/38","title":"PERMB- STRUCTURAL REPAIR","status":"COMPLIED","resolutionDate":"2020-09-03","resolution":"COMPLIED - OWNER REPAIR"},{"number":"211986195","date":"2020-01-17","code":"A-104.1/5","title":"DEBRIS REMOVE - CONSTR","status":"CLOSED","resolutionDate":"2020-06-18","resolution":"CLOSED - STOP PROCESSING"},{"number":"211986164","date":"2020-01-17","code":"A-104.1/1","title":"WORKMANLIKE- BUILDING CODE","status":"COMPLIED","resolutionDate":"2020-09-03","resolution":"COMPLIED - OWNER REPAIR"}],"violationCases":[{"number":"643858","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DS","status":"CLOSED","createdDate":"2018-07-13","completedDate":"2019-02-08","violations":[{"number":"4837010","date":"2018-07-13","code":"A-302.10/2","title":"PERMB- WORK NOT SAME AS PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4837008","date":"2018-07-13","code":"A-301.1/6","title":"PERMB- PARTIAL DEMOL","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4837011","date":"2018-07-13","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4837009","date":"2018-07-13","code":"A-301.6/1","title":"PERMB- TO COMPLY VIOL","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"667107","type":"UNSAFE","priority":"UNSAFE","responsibility":"CSU","status":"CLOSED","createdDate":"2018-12-13","completedDate":"2019-03-18","violations":[{"number":"4899039","date":"2018-12-13","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4899041","date":"2018-12-13","code":"PM15-304.1G","title":"EXTERIOR STRUCT UNSAFE COND 7","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4899040","date":"2018-12-13","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"721957","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2020-01-17","completedDate":"2020-09-03","violations":[{"number":"211986163","date":"2020-01-17","code":"A-504.1/1","title":"STOP WORK ORDER","status":"COMPLIED","resolutionDate":"2020-09-03","resolution":"COMPLIED - OWNER REPAIR"},{"number":"211986162","date":"2020-01-17","code":"A-301.1/38","title":"PERMB- STRUCTURAL REPAIR","status":"COMPLIED","resolutionDate":"2020-09-03","resolution":"COMPLIED - OWNER REPAIR"},{"number":"211986195","date":"2020-01-17","code":"A-104.1/5","title":"DEBRIS REMOVE - CONSTR","status":"CLOSED","resolutionDate":"2020-06-18","resolution":"CLOSED - STOP PROCESSING"},{"number":"211986164","date":"2020-01-17","code":"A-104.1/1","title":"WORKMANLIKE- BUILDING CODE","status":"COMPLIED","resolutionDate":"2020-09-03","resolution":"COMPLIED - OWNER REPAIR"}]}],"violYears":[{"y":2018,"n":7,"worst":"EXTERIOR STRUCT UNSAFE COND 7"},{"y":2020,"n":4,"worst":null}],"investigations":[{"caseNumber":"643858","date":"2018-07-13","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"643858","date":"2018-08-27","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"643858","date":"2018-10-10","type":"BP_BLDG","status":"CLOSED"},{"caseNumber":"667107","date":"2018-12-13","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"643858","date":"2019-02-08","type":"PRECOURT","status":"PASSED"},{"caseNumber":"667107","date":"2019-03-15","type":"CSUINITIAL","status":"PASSED"},{"caseNumber":"721957","date":"2020-01-17","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"721957","date":"2020-06-18","type":null,"status":"FAILED"},{"caseNumber":"721957","date":"2020-09-03","type":null,"status":"PASSED"}],"inspYears":[{"y":2018,"fails":3,"passes":0},{"y":2019,"fails":0,"passes":2},{"y":2020,"fails":2,"passes":1}],"taxOwed":619.85,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":true,"totalDue":619.85,"principalDue":384.6,"penaltyDue":55.8,"interestDue":52.91,"otherChargesDue":126.54,"yearsOwed":1,"oldestYearOwed":2021,"mostRecentYearOwed":2021,"mostRecentPaymentDate":"2021-12-22","assessmentYear":2022,"totalAssessment":167300,"taxableAssessment":167300,"exemptAbatementAssessment":0,"homesteadValue":0,"netTaxAfterHomestead":2341.87,"actionableAtSnapshot":false,"paymentAgreementAtSnapshot":false,"bankruptcyAtSnapshot":false,"assessmentUnderAppealAtSnapshot":true,"yearMonth":"202206"},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.937263914233846,"lng":-75.1756878902538,"geom":{"type":"Polygon","coordinates":[[[-75.175641676,39.937350403],[-75.175680608,39.937170107],[-75.175734337,39.937179648],[-75.175694886,39.937357047],[-75.175641676,39.937350403]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19146","beds":3,"baths":2,"stories":3,"lotArea":1004,"zoning":"RSA5","grade":"C","basement":"A","heater":"A","centralAir":true,"extCond":"2","intCond":"2","garage":null,"homestead":false,"mail":"1917 FEDERAL ST, PHILADELPHIA PA, 19146","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE REAR DEMOLITION OF AN EXISTING TWO (2) STORY STRUCTURE AND THE ERECTION OF A THREE (3) STORY ATTACHED STRUCTURE WITH CELLAR AND ROOF DECK ACCESSED BY A ROOF DECK ACCESS STRUCTURE. SIZE AND LOCATION AS SHOWN IN APPLICATION/PLA","status":"OPEN","outcome":"Dismissed","date":"2019-11-13","number":"38166","relatedPermit":"996048"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":125500,"taxable":95500,"land":14251,"improvement":111249,"taxableLand":14251,"taxableImprovement":81249,"exemptLand":0,"exemptImprovement":30000},{"y":2017,"v":125500,"taxable":125500,"land":25728,"improvement":99772,"taxableLand":25728,"taxableImprovement":99772,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":125500,"taxable":125500,"land":25728,"improvement":99772,"taxableLand":25728,"taxableImprovement":99772,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":167300,"taxable":167300,"land":34200,"improvement":133100,"taxableLand":34200,"taxableImprovement":133100,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":167300,"taxable":167300,"land":32000,"improvement":135300,"taxableLand":32000,"taxableImprovement":135300,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":167300,"taxable":167300,"land":32000,"improvement":135300,"taxableLand":32000,"taxableImprovement":135300,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":167300,"taxable":167300,"land":32000,"improvement":135300,"taxableLand":32000,"taxableImprovement":135300,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":300000,"taxable":125000,"land":60000,"improvement":240000,"taxableLand":60000,"taxableImprovement":65000,"exemptLand":0,"exemptImprovement":175000},{"y":2024,"v":300000,"taxable":125000,"land":60000,"improvement":240000,"taxableLand":60000,"taxableImprovement":65000,"exemptLand":0,"exemptImprovement":175000},{"y":2025,"v":300000,"taxable":125000,"land":60000,"improvement":240000,"taxableLand":60000,"taxableImprovement":65000,"exemptLand":0,"exemptImprovement":175000},{"y":2026,"v":300000,"taxable":125000,"land":60000,"improvement":240000,"taxableLand":60000,"taxableImprovement":65000,"exemptLand":0,"exemptImprovement":175000},{"y":2027,"v":300000,"taxable":125000,"land":60000,"improvement":240000,"taxableLand":60000,"taxableImprovement":65000,"exemptLand":0,"exemptImprovement":175000}],"taxNow":1750,"familyHeld":true,"lastTransferNominal":true,"permits":[{"number":"697207","date":"2016-07-05","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2016-07-05","scope":"ERECTION OF AN ADDITION-SFD"},{"number":"740812","date":"2017-02-28","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2017-02-28","scope":"REQUEST TO LEGALIZE EXISTING ADDITION/RENOVATION"},{"number":"729931","date":"2017-02-28","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Expired","completedDate":"2021-09-03","scope":"RENOVATIONS INCLUDING ERECTION OF ONE (1) STORY ADDITION, WITH ACCESSORY USE ROOF DECK ACCESS STRUCTURE, ABOVE EXISTING ATTACHED BUILDING TO CREATE A THREE (3) STORY ABOVE GRADE PLANE, W. BASEMENT & ROOFTOP STRUCTURE, RESIDENTIAL BUILDING WITH WORK INCLUDING CAST-IN-PLACE CONCRETE UNDERPINNING @ EXIST. BASEMENT; BUILDING IS NOT FULLY SPRINKLERED. SEPARATE PERMIT REQ'D FOR ANY MECH., ELEC. & PLUMB. WORK. SITE TO BE EXACAVATED NEAR PROPERTIES NOT WITHIN THE SCOPE OF THIS PERMIT. ADJONING PROPERTY OWNER'S TO BE DULY NOTIFIED OF PROPOSED CONSTRUCTION MIN. TEN (10) DAYS PRIOR TO COMMENCEMENT OF ANY PERMITTED WORK."},{"number":"863573","date":"2018-06-20","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2019-02-27","scope":"AMEND BLDG PERMIT #729931 TO EXPAND FULL HEIGHT BASEMENT AREA TO REAR OF BUILDING W. ADDITIONAL BEDROOM SPACE PER APPROVED PLANS. NO OTHER CHANGE TO PREVIOUS APPROVAL PERMITTED HEREIN. *** ALL UNDERPINNING WORK TO BE CONTINUOUSLY INSPECTED BY LICENSED SPECIAL INSPECTION AGENCY ***"},{"number":"888019","date":"2018-06-21","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"EXPIRED","completedDate":null,"scope":"INTERIOR DEMO OF NON-LOAD BEARING WALLS ONLY, NO STRUCTURAL WORK ON THIS PERMIT"},{"number":"920263","date":"2018-10-19","work":"Wall Covering Replacement","type":"General Permit Minor","description":"General Permit Minor","status":"Expired","completedDate":"2021-12-16","scope":"EZ MASONRY FACADE PERMIT STANDARDS-For 2story REMOVE AND REPLACE FRONT Facade on One-Family Dwellings, THIS WORK TO COMPLIMENT WORK BEING DONE BY GM HOMES UNDER PERMIT # 863573 & 729931"},{"number":"1001474","date":"2019-09-11","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2019-09-11","scope":"FOR THE ERECTION OF A THREE (3) STORY ATTACHED STRUCTURE WITH ROOF DECK ACCESSED BY A ROOF DECK ACCESS STRUCTURE. FOR A SINGLE FAMILY HOUSEHOLD LIVING. SIZE AND LOCATION AS PER PLANS."},{"number":"1001473","date":"2019-09-11","work":"New Construction","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2023-04-03","scope":"FOR THE CONSTRUCTION OF A THREE (3) STORY ATTACHED STRUCTURE WITH ROOF DECK ACCESSED BY A ROOF DECK ACCESS STRUCTURE. FOR A SINGLE FAMILY HOUSEHOLD LIVING. AS PER PLANS."},{"number":"EP-2021-003458","date":"2021-04-09","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2022-11-18","scope":"new wire thru-out lighting outlets switches smokes and co's as 200 amp service as per 2014 nec code"},{"number":"MP-2021-003142","date":"2021-05-27","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2023-04-03","scope":"EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES - For the installation of New Ductwork, Registers/Grilles/Diffusers, and Warm-Air Appliances as per attached standards. Deviations from these standards require submission of construction and site plans. (Install 2 hvac split systems -2.5 -70k btu each with ductwork"},{"number":"PP-2021-005651","date":"2021-06-08","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-03-27","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":"FP-2021-002776","date":"2021-10-11","work":"Rough-In","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2021-11-15","scope":"Rough-In Permit for FP-2021-002766 Install auto wet sprinkler system throughout per NFPA 13D *BLDG PERMIT (1001473)*"},{"number":"FP-2021-002766","date":"2021-11-10","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2023-03-27","scope":"FOR THE INSTALLATION OF A 3/4-INCH FIRE SERVICE LINE FOR AN AUTOMATIC FIRE SUPPRESSION SPRINKLER SYSTEM WITH FIRE PUMP IN ACCORDANCE WITH NFPA 13D. ALL WORK SHALL BE DONE IN ACCORDANCE WITH APPROVED PLANS/HYDRAULIC CALCULATIONS. AMENDMENT TO CHANGE VALVE."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2018,"k":"permit","w":"Wall Covering Replacement"},{"y":2019,"k":"insp","w":"Inspection passed ×2"},{"y":2019,"k":"permit","w":"Zoning/use"},{"y":2019,"k":"permit","w":"New Construction"},{"y":2019,"k":"appeal","w":"Appeal dismissed"},{"y":2020,"k":"viol","w":"4 L&I violations"},{"y":2020,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"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":"Rough-In"},{"y":2021,"k":"permit","w":"New Construction"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-24","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 79% in 2023, but no matching permit appears in the property timeline.","evidence":["assessment moved from $167,300 to $300,000","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":"Use permit #1001474: 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":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"3 permits not marked completed: 729931 (Expired), 888019 (EXPIRED), 920263 (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":"An unsafe-building history still deserves the repair file","finding":"The fetched record shows 0 open and 11 historical violations across 3 cases.","why":"The aggregate currently shows zero open violations, so a historical unsafe/imminently-dangerous row is not a current hazard finding. The repair or demolition permit, final inspection, and case closure are the evidence that resolves the former designation.","action":"Review the Make Safe/repair permit, final inspection, and case closure.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"id":"dated-tax-balance","level":"attention","title":"A dated tax balance needs a current payoff","finding":"$619.85 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":"5 failed, 3 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was PASSED on Sep 3, 2020.","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 and appears related-party/family-held.","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/"}],"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"}]}