{"asOf":"2026-07-24T01:27:59.261Z","block":"2500-2599 ALTER ST","blockUrl":"https://philadelphia.blockreport.homes/block/2500-2599-alter-st","address":"2516 ALTER ST","parcelNumber":"361231300","source":"https://property.phila.gov/?p=361231300","ownerType":"investor","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"SR","buildingCodeNew":"25","buildingClass":"VACANT LAND RESIDE < ACRE","buildingClassNew":"ROW MODERN","useLabel":"Multi-family","owner":"OAKFORD HOMES LLC","coOwner":null,"marketValue":493300,"landAssessment":98660,"improvementAssessment":394640,"livableArea":1512,"yearBuilt":2023,"lastSale":{"price":10,"date":"2024-07-30T04:00:00Z"},"openViolations":0,"violations":[{"number":"1817670","date":"2010-09-14","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1817671","date":"2010-09-14","code":"PM-306.0/2","title":"VACANT LOT STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3277117","date":"2014-07-31","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3277116","date":"2014-07-31","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3980710","date":"2016-06-17","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3980709","date":"2016-06-17","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4266838","date":"2017-04-04","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4266839","date":"2017-04-04","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4882193","date":"2018-11-26","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4882194","date":"2018-11-26","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2020-035674","date":"2020-09-16","code":"10-715","title":"LITTER ON VACANT LOTS","status":"COMPLIED","resolutionDate":"2020-11-05","resolution":"COMPLIED - BY ENFORCEMENT ACTION"}],"violationCases":[{"number":"251316","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2010-09-14","completedDate":"2016-06-17","violations":[{"number":"1817670","date":"2010-09-14","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1817671","date":"2010-09-14","code":"PM-306.0/2","title":"VACANT LOT STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"445827","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2014-07-31","completedDate":"2014-10-30","violations":[{"number":"3277117","date":"2014-07-31","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3277116","date":"2014-07-31","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"539994","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2016-06-17","completedDate":"2016-09-15","violations":[{"number":"3980710","date":"2016-06-17","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3980709","date":"2016-06-17","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"577675","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2017-04-04","completedDate":"2017-06-21","violations":[{"number":"4266838","date":"2017-04-04","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4266839","date":"2017-04-04","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"664926","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2018-11-26","completedDate":"2019-04-24","violations":[{"number":"4882193","date":"2018-11-26","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4882194","date":"2018-11-26","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2020-063493","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP - VACANT LOT INVESTIGATOR","status":"CLOSED","createdDate":"2020-09-16","completedDate":"2020-11-06","violations":[{"number":"VI-2020-035674","date":"2020-09-16","code":"10-715","title":"LITTER ON VACANT LOTS","status":"COMPLIED","resolutionDate":"2020-11-05","resolution":"COMPLIED - BY ENFORCEMENT ACTION"}]}],"violYears":[{"y":2010,"n":2,"worst":null},{"y":2014,"n":2,"worst":null},{"y":2016,"n":2,"worst":null},{"y":2017,"n":2,"worst":null},{"y":2018,"n":2,"worst":null},{"y":2020,"n":1,"worst":null}],"investigations":[{"caseNumber":"CF-2020-063493","date":"2020-09-16","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-063493","date":"2020-09-30","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-063493","date":"2020-11-06","type":null,"status":"PASSED"}],"inspYears":[{"y":2020,"fails":2,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.93948768791888,"lng":-75.18567732886132,"geom":{"type":"Polygon","coordinates":[[[-75.185689171,39.939551661],[-75.185639857,39.93954566],[-75.185665487,39.939423714],[-75.1857148,39.939429716],[-75.185689171,39.939551661]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19146","beds":5,"baths":5,"stories":3,"lotArea":630,"zoning":"RM1","grade":null,"basement":"A","heater":"A","centralAir":true,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"2516 ALTER ST, PHILADELPHIA PA, 19146","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE ERECTION OF A THREE (3) STORY DETACHED STRUCTURE WITH CELLAR (NOT TO EXCEED 35'0\" IN HEIGHT) TO INCLUDE SECOND AND THIRD FLOOR WINDOW BAYS, ROOF DECK OVER TWO (2) STORY PORTION AT REAR AND PARTIAL ROOF DECK OVER THREE (3) STO","status":"CLOSED","outcome":"Granted","date":"2010-03-23","number":"11064","relatedPermit":"250079"},{"type":"Zoning board appeal","grounds":"PERMIT FOR THE ERECTION OF AN ATTACHED STRUCTURE WITH A ROOF DECK, PILOT HOUSE AND AN INSET BALCONY ON THE FOURTH FLOOR. FOR USE AS A TWO FAMILY HOUSEHOLD LIVING.","status":"OPEN","outcome":"Granted with conditions","date":"2020-02-19","number":"39497","relatedPermit":"1030879"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":8200,"taxable":8200,"land":8200,"improvement":0,"taxableLand":8200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":23100,"taxable":23100,"land":23100,"improvement":0,"taxableLand":23100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":23100,"taxable":23100,"land":23100,"improvement":0,"taxableLand":23100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":23100,"taxable":23100,"land":23100,"improvement":0,"taxableLand":23100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":23100,"taxable":23100,"land":23100,"improvement":0,"taxableLand":23100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":23100,"taxable":23100,"land":23100,"improvement":0,"taxableLand":23100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":23100,"taxable":23100,"land":23100,"improvement":0,"taxableLand":23100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":129000,"taxable":129000,"land":129000,"improvement":0,"taxableLand":129000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":500000,"taxable":100000,"land":100000,"improvement":400000,"taxableLand":100000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":400000},{"y":2025,"v":570400,"taxable":114080,"land":114080,"improvement":456320,"taxableLand":114080,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":456320},{"y":2026,"v":570400,"taxable":114080,"land":114080,"improvement":456320,"taxableLand":114080,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":456320},{"y":2027,"v":493300,"taxable":98660,"land":98660,"improvement":394640,"taxableLand":98660,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":394640}],"taxNow":1597,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"250079","date":"2010-03-29","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2010-03-29","scope":"ERECTION OF A THREE/TWO STORY STRUCTURES WITH CELLAR AND 2ND AND 3RD FLOOR FRONT BAYS; ROOF TOP DECK OVER 2 STORY AND ROOF DECK OVER 3 STORY PORTION FOR USE AS A SFD."},{"number":"275498","date":"2010-06-10","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"EXPIRED","completedDate":null,"scope":"FOR TH ERECTION OF A 3 STORY DETACHED STRUCTURE WITH CELLAR TO INCLUDE 2ND & 3RD FLOOR WINDOW BAYS, ROOF DECK OVER 2 STORY PORTION AT REAR AND PARTIAL ROOF DECK OVER 3RD STORY PORTION. FOR USE AS A SFD"},{"number":"1030879","date":"2020-06-08","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE WITH ROOF DECK ACCESSED FROM THE SECOND FLOOR."},{"number":"RP-2020-010376","date":"2020-12-28","work":"New Construction","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2022-10-26","scope":"2-17-2022 Amendment is to update the special inspector on the project. FOR THE ERECTION OF AN ATTACHED TWO-FAMILY STRUCTURE WITH AN OCCUPIED BASEMENT AND A ROOFTOP DECK ACCESSED BY A PILOT HOUSE"},{"number":"FP-2022-000043","date":"2022-02-24","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2022-09-30","scope":"INSTALL NEW FIRE SUPPRESSION SYSTEM COMPLYING WITH NFPA 13R THROUGHOUT AN EXISTING STRUCTURE. INSTALLATION TO INCLUDE 2\" MAIN FIRE SERVICE LINE AND 2.\" DC WILKINS 950 XLT2 BACKFLOW PREVENTION ASSEMBLY AS PER APPROVED PLANS. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA"},{"number":"PP-2022-005373","date":"2022-04-06","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-09-30","scope":"Installing 24 Fixtures AS PER PPC 2018"},{"number":"PP-2020-015896","date":"2022-04-06","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-10-05","scope":"Plumbing Permit (Water Distribution) for combo RP-2020-010376"},{"number":"PP-2020-015897","date":"2022-04-06","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-08-24","scope":"Plumbing Permit (Exterior Building Drainage) for combo RP-2020-010376"},{"number":"MP-2020-006626","date":"2022-04-11","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2022-09-30","scope":"FOR THE ERECTION OF AN ATTACHED TWO-FAMILY STRUCTURE WITH AN OCCUPIED BASEMENT AND A ROOFTOP DECK ACCESSED BY A PILOT HOUSE"},{"number":"EP-2022-003767","date":"2022-04-13","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2022-10-26","scope":"INSTALL A 200 AMP SERVICE, (3) GANG METER BANK, (2) 125 AMP PANELS & FEEDERS, (1) 100 AMP PANEL & FEEDER. INSTALL WIRING THROUGHOUT THE COMMON AREAS AND DUPLEX. INSTALL LIGHTING NORMAL, SWITCHES, SENSORS AND RECEPTACLES.PROVIDE POWER FOR THE MECHANICAL AND HVAC EQUIPMENT. ALL WORK IN ACCORDANCE WITH THE 2017 NEC."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2019,"k":"land","p":82500},{"y":2020,"k":"appeal","w":"Appeal granted with conditions"},{"y":2020,"k":"permit","w":"New construction, addition, GFA change"},{"y":2020,"k":"viol","w":"L&I violation"},{"y":2020,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2022,"k":"permit","w":"New Construction"},{"y":2022,"k":"permit","w":"New Construction or Additions"},{"y":2022,"k":"permit","w":"New Construction or Additions"},{"y":2022,"k":"permit","w":"New Construction or Additions"},{"y":2022,"k":"permit","w":"New Construction"},{"y":2022,"k":"permit","w":"New Construction"}],"rented":true,"licenses":[{"number":"907376","type":"Rental","status":"Closed","businessName":"G-5 Realty Holdings LLC","legalName":"G-5 Realty Holdings LLC","address":"2516 ALTER ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2022-09-29","latestIssueDate":"2024-07-30","expirationDate":"2024-09-28","inactiveDate":null},{"number":"0965279","type":"Rental","status":"Active","businessName":"Oakford Homes LLC","legalName":"Oakford Homes LLC","address":"2516 ALTER ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2024-11-11","latestIssueDate":"2025-09-26","expirationDate":"2026-11-10","inactiveDate":null}],"licenseActivity":[{"number":"0965279","type":"Rental","businessName":"Oakford Homes LLC","legalName":"Oakford Homes LLC","issuedDate":"2024-11-11","latestIssueDate":"2025-09-26","closureDate":null,"expirationDate":"2026-11-10","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"907376","type":"Rental","businessName":"G-5 Realty Holdings LLC","legalName":"G-5 Realty Holdings LLC","issuedDate":"2022-09-29","latestIssueDate":"2024-07-30","closureDate":"2024-09-28","expirationDate":"2024-09-28","inactiveDate":null,"status":"Closed","statusLabel":"Closed","active":false}],"businessLicenseSourceDate":"2026-07-23","units":2,"signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 288% in 2024, but no matching permit appears in the property timeline.","evidence":["assessment moved from $129,000 to $500,000","no permit shown in 2023-2025"],"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 #39497: OPEN · Granted with conditions; related permit 1030879. Use permit #250079: 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":"1 permit not marked completed: 275498 (EXPIRED).","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":"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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"2 failed, 1 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Nov 6, 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":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"1 fire/suppression-related permit matched; the fetched BIN certification feed returned no row.","why":"Installed systems in mixed-use and larger buildings generally require periodic certification, but applicability and limited-area exceptions vary. A missing BIN/address join is not proof of a compliance failure.","action":"Confirm what system was installed and whether a current annual certificate is required and filed.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"id":"deed-chain","level":"verify","title":"The latest nominal transfer is not a market sale—or a title opinion","finding":"The latest deed in the assembled record moved for nominal consideration.","why":"A $1 or nominal deed can be a valid family, estate, or entity transfer. It does not establish a sale price, clear title, or by itself prove a tangled title.","action":"Read the recorded deed and have the title search confirm every grantor, grantee, estate/probate step, lien, and authority to sell.","url":"https://www.phila.gov/services/property-lots-housing/get-a-copy-of-a-deed-or-other-recorded-document/"},{"id":"abatement","level":"verify","title":"A reduced taxable assessment is not a verified abatement","finding":"OPA’s numeric assessment fields show a reduced taxable assessment; BlockReport has no official program determination for this parcel.","why":"The numeric treatment can reflect an improvement abatement or another exemption. It does not identify the ordinance, approval, start or end date, or continuation requirements after a transfer. Once OPA verifies a specific active abatement, many common programs attach the benefit to the property for the remaining term rather than ending automatically at sale, but some require a new-owner filing and continued qualifying use or tax compliance.","action":"Obtain the OPA exemption/abatement determination and history, then underwrite the buyer’s bill from the verified program terms.","url":"https://www.phila.gov/services/payments-assistance-taxes/taxes/property-and-real-estate-taxes/get-real-estate-tax-relief/get-a-property-tax-abatement/"},{"id":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as multi-family. BlockReport does not receive a current Commercial Trash account balance.","why":"Philadelphia charges qualifying small commercial, mixed-use, and multi-unit properties that use City collection; exemptions and private collection can change applicability. A use category alone does not prove a fee is due.","action":"Check the Commercial Trash account inside the date-effective Property Payoff.","url":"https://www.phila.gov/2026-06-09-pay-your-trash-fee-bill-by-june-30/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 11 historical violations across 6 cases.","why":"A closed case is materially better than an open one, but it does not by itself prove that every altered use, unit, or concealed condition matches today’s approvals.","action":"Use the closed cases to target the inspection and occupancy-file review.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"}],"closingChecks":[{"title":"Property Sales Certification","body":"The seller must obtain Philadelphia’s certificate showing the base zoning, last use in the zoning record, and open violations. The City warns that it does not prove Building Code occupancy or show zoning overlays.","action":"Obtain the fresh certificate and compare it with the CO, permits, and Atlas overlays.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-property-sales-certification/"},{"title":"Date-effective City Property Payoff","body":"The Tax Center Property Payoff covers Real Estate Tax, Commercial Trash, and L&I abatement-work invoices. Philadelphia says it does not include business-tax debts or liens, water and sewer charges, or fines for code violations.","action":"Request the City statement effective through settlement; read every period and invoice.","url":"https://www.phila.gov/guides/philadelphia-tax-center/what-to-do/"},{"title":"Professional title and water-lien searches","body":"OPA ownership, deed summaries, and a zero tax balance are not clear title. Mortgages, judgments, municipal claims, water liens, easements, heirs, and other encumbrances require separate searches.","action":"Use a Pennsylvania lawyer/title company and obtain owner’s title insurance; order the separate water search/payoff.","url":"https://www.phila.gov/2026-04-07-why-title-insurance-is-your-best-friend-when-buying-a-home-in-philadelphia/","secondaryUrl":"https://www.phila.gov/services/water-gas-utilities/pay-or-dispute-a-water-bill/resolve-water-liens-judgments/"},{"title":"Seller-specific tax relief is not the buyer’s bill","body":"LOOP and low-income or senior Real Estate Tax freezes depend on the qualifying owner and continued program eligibility; a buyer cannot assume the seller’s capped or frozen bill continues. A separately verified property abatement often remains with the property for its remaining term, but program-specific new-owner filing, use, and tax-compliance conditions still must be confirmed—not inferred from the reduced assessment alone.","action":"Have Revenue or OPA identify every current benefit, model the buyer’s bill without seller-specific relief, and confirm any verified abatement in writing.","url":"https://www.phila.gov/services/payments-assistance-taxes/payment-plans-and-assistance-programs/income-based-programs-for-residents/apply-for-the-longtime-owner-occupants-program-loop/","secondaryUrl":"https://www.phila.gov/services/payments-assistance-taxes/taxes/property-and-real-estate-taxes/get-real-estate-tax-relief/tax-freeze/"},{"title":"Seller disclosure and independent inspections","body":"For a covered Pennsylvania residential transfer, obtain the statutory seller disclosure. It reports the seller’s knowledge; it is not a warranty, title search, code review, or substitute for inspections.","action":"Have the agreement and disclosure reviewed for this transaction’s coverage and exceptions.","url":"https://www.pa.gov/agencies/dos/department-and-offices/bpoa/boards-commissions/real-estate-commission"}]}