{"asOf":"2026-07-27T13:58:08.004Z","block":"2500-2599 MANTON ST","blockUrl":"https://philadelphia.blockreport.homes/block/2500-2599-manton-st","address":"2517 MANTON ST","parcelNumber":"361267305","source":"https://property.phila.gov/?p=361267305","ownerType":"investor","kind":"house","isHouse":true,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"SR","buildingCodeNew":"25","buildingClass":"VACANT LAND RESIDE < ACRE","buildingClassNew":"ROW MODERN","useLabel":"House","owner":"2517 MANTON LLC","coOwner":null,"marketValue":407800,"landAssessment":81560,"improvementAssessment":326240,"livableArea":1470,"yearBuilt":2023,"lastSale":{"price":400000,"date":"2023-12-20T05:00:00Z"},"openViolations":0,"violations":[{"number":"1735604","date":"2010-06-30","code":"PM-306.0/2","title":"VACANT LOT STANDARD","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"1735603","date":"2010-06-30","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"2077648","date":"2011-05-17","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2077647","date":"2011-05-17","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2196201","date":"2011-08-30","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2196202","date":"2011-08-30","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3049748","date":"2013-09-27","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"3049749","date":"2013-09-27","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"3029458","date":"2013-12-06","code":"PM-102.4/1","title":"LICENSE-VAC LOT","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"3029457","date":"2013-12-06","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4088946","date":"2016-09-21","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4088945","date":"2016-09-21","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4723686","date":"2018-06-27","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4723685","date":"2018-06-27","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2021-056822","date":"2021-08-17","code":"A-302.10/3","title":"WORK OUTSIDE OF SCOPE","status":"COMPLIED","resolutionDate":"2023-12-01","resolution":"COMPLIED - OWNER REPAIR"}],"violationCases":[{"number":"241507","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2010-06-30","completedDate":null,"violations":[{"number":"1735604","date":"2010-06-30","code":"PM-306.0/2","title":"VACANT LOT STANDARD","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"1735603","date":"2010-06-30","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]},{"number":"277836","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2011-05-17","completedDate":"2011-06-28","violations":[{"number":"2077648","date":"2011-05-17","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2077647","date":"2011-05-17","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"294634","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2011-08-30","completedDate":"2011-10-01","violations":[{"number":"2196201","date":"2011-08-30","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2196202","date":"2011-08-30","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"404397","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2013-09-27","completedDate":null,"violations":[{"number":"3049748","date":"2013-09-27","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"3049749","date":"2013-09-27","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]},{"number":"413409","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2013-12-06","completedDate":null,"violations":[{"number":"3029458","date":"2013-12-06","code":"PM-102.4/1","title":"LICENSE-VAC LOT","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"3029457","date":"2013-12-06","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]},{"number":"556153","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2016-09-21","completedDate":"2016-12-28","violations":[{"number":"4088946","date":"2016-09-21","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4088945","date":"2016-09-21","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"641533","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2018-06-27","completedDate":"2018-10-05","violations":[{"number":"4723686","date":"2018-06-27","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4723685","date":"2018-06-27","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2021-078566","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING COURTS","status":"CLOSED","createdDate":"2021-08-17","completedDate":"2023-12-11","violations":[{"number":"VI-2021-056822","date":"2021-08-17","code":"A-302.10/3","title":"WORK OUTSIDE OF SCOPE","status":"COMPLIED","resolutionDate":"2023-12-01","resolution":"COMPLIED - OWNER REPAIR"}]}],"violYears":[{"y":2010,"n":2,"worst":null},{"y":2011,"n":4,"worst":null},{"y":2013,"n":4,"worst":null},{"y":2016,"n":2,"worst":null},{"y":2018,"n":2,"worst":null},{"y":2021,"n":1,"worst":null}],"investigations":[{"caseNumber":"74395","date":"2006-08-08","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"74395","date":"2016-04-22","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"CF-2021-078566","date":"2021-08-17","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-078566","date":"2021-09-28","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-078566","date":"2022-10-05","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-078566","date":"2023-03-28","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-078566","date":"2023-12-11","type":null,"status":"PASSED"}],"inspYears":[{"y":2006,"fails":1,"passes":0},{"y":2016,"fails":0,"passes":1},{"y":2021,"fails":2,"passes":0},{"y":2022,"fails":1,"passes":0},{"y":2023,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.93825709838094,"lng":-75.1860251077602,"geom":{"type":"Polygon","coordinates":[[[-75.185986341,39.938321661],[-75.186013839,39.938186693],[-75.186064123,39.938192669],[-75.186035987,39.938327881],[-75.185986341,39.938321661]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19146","beds":3,"baths":null,"stories":3,"lotArea":700,"zoning":"RM1","grade":null,"basement":"A","heater":"A","centralAir":true,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"2517 MANTON ST, PHILADELPHIA PA, 19146","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":8000,"taxable":8000,"land":8000,"improvement":0,"taxableLand":8000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":15600,"taxable":15600,"land":15600,"improvement":0,"taxableLand":15600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":15600,"taxable":15600,"land":15600,"improvement":0,"taxableLand":15600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":15600,"taxable":15600,"land":15600,"improvement":0,"taxableLand":15600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":15600,"taxable":15600,"land":15600,"improvement":0,"taxableLand":15600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":15600,"taxable":15600,"land":15600,"improvement":0,"taxableLand":15600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":15600,"taxable":15600,"land":15600,"improvement":0,"taxableLand":15600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":120100,"taxable":120100,"land":120100,"improvement":0,"taxableLand":120100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":120100,"taxable":120100,"land":120100,"improvement":0,"taxableLand":120100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":411300,"taxable":82260,"land":82260,"improvement":329040,"taxableLand":82260,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":329040},{"y":2026,"v":411300,"taxable":82260,"land":82260,"improvement":329040,"taxableLand":82260,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":329040},{"y":2027,"v":407800,"taxable":81560,"land":81560,"improvement":326240,"taxableLand":81560,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":326240}],"taxNow":1151,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"788844","date":"2017-09-18","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2017-09-18","scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE (MAX HEIGHT NTE 38 FT) WITH CELLAR AND AN ACCESSORY ROOF DECK FOR RESIDENTIAL USE ONLY WITH ROOF ACCESS STRUCTURE. SIZE AND LOCATION AS SHOWN IN THE APPLICATION. USES -FOR HOUSEHOLD LIVING SINGLE FAMILY DWELLING."},{"number":"833977","date":"2018-03-27","work":"New Construction","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2023-06-27","scope":null},{"number":"866044","date":"2018-06-19","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Expired","completedDate":"2023-06-27","scope":"INSTALLATION OF AN AUTOMATIC FIRE SUPPRESSION SYSTEM IN ACCORDANCE WITH NFPA 13D THROUGHOUT NEW THREE STORY ATTACHED BUILDING TO INCLUDE 1-INCH COMBINED LINE AND A PUMP AS PER APPROVED PLANS."},{"number":"1035764","date":"2019-12-17","work":"Amend for conversion","type":"Administrative","description":"Administrative Permit","status":"Issued","completedDate":null,"scope":"AMEND NEW CONSTRUCTION PERMIT NO. 833977 TO INCLUDE MISSING PERMIT LANGUAGE. TO READ: NEW CONSTRUCTION OF A THREE (3) STORY SINGLE FAMILY DWELLING (IRC 2009 TOWNHOUSE CONSTRUCTION) WITH ROOF DECK AND PILOT HOUSE (FOR ACCESS TO ROOF DECK) AS PER APPROVED PLANS. BUILDING TO BE FULLY SPRINKLERED. *NO UNDERPINNING AUTHORIZED ON THIS PERMIT* **SEPARATE PERMITS REQUIRED FOR MEP & FIRE SUPPRESSION WORK**"},{"number":"MP-2021-006617","date":"2021-10-21","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2022-11-03","scope":"EACH HVAC UNIT TO BE SELF-CONTAINED WITHIN EACH DWELLING UNIT. NO PENETRATIONS OF RATED ASSEMBLIES. 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. Building Permits #833977 & #1035764 are the parent permit(s) related to this Mechanical Permit. Single family New construction 20 registers Condensers in back yard 2 x 92% furnaces with 60000 btus 2 x 2.5 to AC condensers with matching indoor coils"},{"number":"EP-2022-000027","date":"2022-02-01","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2023-05-02","scope":"Install New 200amp Service And Complete Wiring Of Single Family Home With All New Outlets, switches, Lighting And Smoke/CO Detectors Per 2014 NEC Code"},{"number":"PP-2021-006416","date":"2022-02-17","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2023-06-27","scope":"Complete Rough in of toilets, sinks, tubs, water heater hot ,cold water lines. Drain lines and vent lines Exterior services -New 5'' curb trap FAI house drain and 2\" water service"},{"number":"FP-2021-002881","date":"2022-02-18","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Expired","completedDate":"2023-06-13","scope":"FOR THE INSTALLATION OF A FIRE SUPPRESSION SYSTEM IN ACCORDANCE WITN NFPA 13D, WITH A ONE-INCH COMBINED FIRE SERVICE LINE, AS PER APPROVED PLANS. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA."},{"number":"FP-2022-002990","date":"2022-11-28","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2023-06-27","scope":"FOR THE INSTALLATION OF AN AUTOMATIC FIRE SUPPRESSION SYSTEM IN ACCORDANCE WITH NFPA 13D THROUGHOUT THREE STORY BUILDING TO INCLUDE 2-INCH COMBINED WATER SERVICE LINE AS PER APPROVED PLANS. ALL WORK SHALL BE DONE IN ACCORDANCE WITH APPROVED PLANS/HYDRAULIC CALCULATIONS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK."},{"number":"PP-2023-003003","date":"2023-03-10","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-05-24","scope":"storm and sanitary curb traps, fresh air inlets, main drains and 2\" water service"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2019,"k":"permit","w":"Amend for conversion"},{"y":2021,"k":"viol","w":"L&I violation"},{"y":2021,"k":"insp","w":"Inspection failed ×2"},{"y":2021,"k":"permit","w":"New Construction"},{"y":2022,"k":"permit","w":"Addition and/or Alteration"},{"y":2022,"k":"permit","w":"New Construction or Additions"},{"y":2022,"k":"permit","w":"New Construction"},{"y":2022,"k":"insp","w":"Inspection failed"},{"y":2022,"k":"permit","w":"New Construction"},{"y":2023,"k":"permit","w":"Alterations"},{"y":2023,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2023,"k":"sale","p":400000}],"rented":true,"licenses":[{"number":"941209","type":"Rental","status":"Active","businessName":"2517 Manton LLC","legalName":"2517 Manton LLC ","address":"2517 MANTON ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2024-01-05","latestIssueDate":"2025-11-26","expirationDate":"2027-01-04","inactiveDate":null}],"licenseActivity":[{"number":"941209","type":"Rental","businessName":"2517 Manton LLC","legalName":"2517 Manton LLC ","issuedDate":"2024-01-05","latestIssueDate":"2025-11-26","closureDate":null,"expirationDate":"2027-01-04","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-25","signals":[{"kind":"post-purchase-work","level":"watch","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 1 permit event matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2023","permit activity in 2023"],"caveat":"This does not show that the property is listed or that a sale is planned."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 242% in 2025, but no matching permit appears in the property timeline.","evidence":["assessment moved from $120,100 to $411,300","no permit shown in 2024-2026"],"caveat":"Not proof of unpermitted work; reassessment, corrected data, or a permit under another parcel can also explain it."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #788844: 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":"4 permits not marked completed: 866044 (Expired), 1035764 (Issued), PP-2021-006416 (Expired), FP-2021-002881 (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":"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":"5 failed, 2 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Dec 11, 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":"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":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 15 historical violations across 8 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"}]}