{"asOf":"2026-07-25T22:28:39.898Z","block":"1200-1299 S BUCKNELL ST","blockUrl":"https://philadelphia.blockreport.homes/block/1200-1299-s-bucknell-st","address":"1218 S BUCKNELL ST","parcelNumber":"361359700","source":"https://property.phila.gov/?p=361359700","ownerType":"owner-occupied","kind":"house","isHouse":true,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"O30","buildingCodeNew":"25","buildingClass":"ROW 2 STY MASONRY","buildingClassNew":"ROW MODERN","useLabel":"House","owner":"MARVAL MARIO III","coOwner":null,"marketValue":458400,"landAssessment":91680,"improvementAssessment":366720,"livableArea":1412,"yearBuilt":2020,"lastSale":{"price":480000,"date":"2022-04-01T04:00:00Z"},"openViolations":0,"violations":[{"number":"2224775","date":"2011-08-10","code":"PM-302.2/2","title":"EXT A-CLEAN RUBBISH/GARBAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2224776","date":"2011-08-10","code":"PM-302.3/1","title":"EXT A-CLEAN WEEDS/PLANTS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2224777","date":"2011-09-23","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2299466","date":"2011-12-06","code":"PM-302.2/2","title":"EXT A-CLEAN RUBBISH/GARBAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2299467","date":"2011-12-06","code":"PM-304.1/1","title":"EXT S-EXTERIOR REPAIR/MAINTAIN","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2299468","date":"2011-12-06","code":"PM-304.5/2","title":"EXT S-EXPOSED SURFACES MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2299465","date":"2011-12-06","code":"PM-102.0/1","title":"LICENSE-RES GENERAL","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2330196","date":"2011-12-27","code":"PM-304.1/1","title":"EXT S-EXTERIOR REPAIR/MAINTAIN","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2330195","date":"2011-12-27","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4263044","date":"2016-05-25","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4263043","date":"2016-05-25","code":"PM15-301","title":"VACANT STRUCTURE AND LAND","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4263042","date":"2016-05-25","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4418083","date":"2017-04-19","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4418081","date":"2017-04-19","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4418082","date":"2017-04-19","code":"PM15-301","title":"VACANT STRUCTURE AND LAND","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"291312","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2011-08-11","completedDate":"2011-11-07","violations":[{"number":"2224775","date":"2011-08-10","code":"PM-302.2/2","title":"EXT A-CLEAN RUBBISH/GARBAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2224776","date":"2011-08-10","code":"PM-302.3/1","title":"EXT A-CLEAN WEEDS/PLANTS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2224777","date":"2011-09-23","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"308459","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2011-12-06","completedDate":"2011-12-28","violations":[{"number":"2299466","date":"2011-12-06","code":"PM-302.2/2","title":"EXT A-CLEAN RUBBISH/GARBAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2299467","date":"2011-12-06","code":"PM-304.1/1","title":"EXT S-EXTERIOR REPAIR/MAINTAIN","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2299468","date":"2011-12-06","code":"PM-304.5/2","title":"EXT S-EXPOSED SURFACES MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2299465","date":"2011-12-06","code":"PM-102.0/1","title":"LICENSE-RES GENERAL","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"310737","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2011-12-28","completedDate":"2012-02-23","violations":[{"number":"2330196","date":"2011-12-27","code":"PM-304.1/1","title":"EXT S-EXTERIOR REPAIR/MAINTAIN","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2330195","date":"2011-12-27","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"537160","type":"STANDARD","priority":"STANDARD","responsibility":"VS","status":"CLOSED","createdDate":"2016-06-06","completedDate":"2017-12-07","violations":[{"number":"4263044","date":"2016-05-25","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4263043","date":"2016-05-25","code":"PM15-301","title":"VACANT STRUCTURE AND LAND","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4263042","date":"2016-05-25","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"579611","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2017-04-19","completedDate":"2017-11-28","violations":[{"number":"4418083","date":"2017-04-19","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4418081","date":"2017-04-19","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4418082","date":"2017-04-19","code":"PM15-301","title":"VACANT STRUCTURE AND LAND","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2011,"n":9,"worst":null},{"y":2016,"n":3,"worst":null},{"y":2017,"n":3,"worst":null}],"investigations":[{"caseNumber":"291312","date":"2011-08-10","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"291312","date":"2011-09-23","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"291312","date":"2011-11-07","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"308459","date":"2011-12-06","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"310737","date":"2011-12-27","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"308459","date":"2011-12-27","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"310737","date":"2012-01-10","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"310737","date":"2012-02-22","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"537160","date":"2016-05-25","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"537160","date":"2016-08-19","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"537160","date":"2016-11-04","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"537160","date":"2017-03-30","type":"PRECOURT","status":"FAILED"},{"caseNumber":"537160","date":"2017-04-19","type":"PRECOURT","status":"PASSED"},{"caseNumber":"579611","date":"2017-04-19","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"579611","date":"2017-05-24","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"579611","date":"2017-08-11","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"579611","date":"2017-11-27","type":"PRECOURT","status":"PASSED"}],"inspYears":[{"y":2011,"fails":4,"passes":2},{"y":2012,"fails":0,"passes":2},{"y":2016,"fails":2,"passes":0},{"y":2017,"fails":3,"passes":2}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.93778877635757,"lng":-75.1831767878333,"geom":{"type":"Polygon","coordinates":[[[-75.183084425,39.937796354],[-75.183091826,39.937758461],[-75.183269093,39.937781046],[-75.183261329,39.937819206],[-75.183084425,39.937796354]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19146","beds":3,"baths":3,"stories":3,"lotArea":700,"zoning":"RSA5","grade":"C","basement":"A","heater":"A","centralAir":true,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"1218 S BUCKNELL ST, PHILADELPHIA PA, 19146","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":4,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":60900,"taxable":60900,"land":8190,"improvement":52710,"taxableLand":8190,"taxableImprovement":52710,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":60900,"taxable":60900,"land":16017,"improvement":44883,"taxableLand":16017,"taxableImprovement":44883,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":60900,"taxable":60900,"land":16017,"improvement":44883,"taxableLand":16017,"taxableImprovement":44883,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":105900,"taxable":105900,"land":27800,"improvement":78100,"taxableLand":27800,"taxableImprovement":78100,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":113900,"taxable":113900,"land":29900,"improvement":84000,"taxableLand":29900,"taxableImprovement":84000,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":113900,"taxable":113900,"land":29900,"improvement":84000,"taxableLand":29900,"taxableImprovement":84000,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":113900,"taxable":113900,"land":29900,"improvement":84000,"taxableLand":29900,"taxableImprovement":84000,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":456400,"taxable":91280,"land":91280,"improvement":365120,"taxableLand":91280,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":365120},{"y":2024,"v":456400,"taxable":91280,"land":91280,"improvement":365120,"taxableLand":91280,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":365120},{"y":2025,"v":480000,"taxable":96000,"land":96000,"improvement":384000,"taxableLand":96000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":384000},{"y":2026,"v":480000,"taxable":96000,"land":96000,"improvement":384000,"taxableLand":96000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":384000},{"y":2027,"v":458400,"taxable":91680,"land":91680,"improvement":366720,"taxableLand":91680,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":366720}],"taxNow":1344,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"772981","date":"2017-04-06","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2017-06-27","scope":"SEAL SEWER LATERAL,REMOVE CURB TRAP AND FAI PA20170932843 (SFD)SELF CERTIFICATION'S ARE NO LONGER PERMITTED\",\"ALL EXCAVATIONS AND PLUMBING TRENCHES IN EXCESS OF 5 FT IN DEPTH MUST HAVE APPROVED SHORING IN PLACE AT THE TIME OF INSPECTION\""},{"number":"778248","date":"2017-05-10","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2017-05-10","scope":"FOR THE COMPLETE DEMOLITION OF THE EXISTING STRUCTURE. VACANT LOT. USE REGISTRATION PERMIT REQUIRED PRIOR TO OCCUPANCY."},{"number":"778250","date":"2017-05-10","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2018-03-19","scope":"FOR THE COMPLETE DEMOLITION OF AN EXISTING, ATTACHES, TWO (2) STORY STRUCTURE. STRUCTURE TO BE DEMOLISHED BY HAND AND WITH HAND HELD TOOLS ONLY. PEDESTRIAN PROTECTION TO BE IN PLACE PRIOR TO START OF WORK AND TO BE MAINTAINED DURING ALL DEMOLITION ACTIVITIES. * A COVERED WALKWAY OR SIDEWALK CLOSURE SHALL BE REQUIRED WITHIN 7 FEET OF BUILDING FAÇADE IN ACCORDANCE WITH SECTION 3306 OF THE IBC. SEPARATE BUILDING AND/OR STREETS DEPARTMENT PERMITS ARE REQUIRED. * START DATE NO EARLIER THAN 5/16/2017 * NO UNDERPINNING PERMITTED ON THIS PERMIT. PERMIT RECEIVED FROM DOWNSTAIRS 5/11/17"},{"number":"793389","date":"2017-08-11","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2017-08-11","scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE TO INCLUDE ROOF DECK ACCESSED BY A PILOTHOUSE. SIZE AND LOCATION AS SHOWN IN PLANS. FOR USE AS A SINGLE-FAMILY HOUSEHOLD LIVING."},{"number":"793398","date":"2017-08-11","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"COMPLETED","completedDate":"2019-11-25","scope":"FOR THE ERECTION OF A ATTACHED STRUCTURE WITH ROOF DECK AND ROOF DECK ACCESS STRUCTURE PER APPROVED PLANS; FOR USE AS A SINGLE FAMILY DWELLING. FOUNDATION TO BE DESIGNED IN ACCORDANCE WITH GEOTECHNICAL RECOMMENDATIONS."},{"number":"929417","date":"2018-11-27","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2019-09-19","scope":"INSTALL 1 HVAC UNIT WITH DUCTWORK (SFD)"},{"number":"934288","date":"2018-12-11","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2018-12-19","scope":"INSTALL WATER SERVICE TO A SINGLE FAMILY DWELLING AS PER PHILADELPHIA 2004 PLUMBING CODE."},{"number":"932015","date":"2018-12-14","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2019-09-19","scope":"FOR THE INSTALLATION OF AN AUTOMATIC SPRINKLER SYSTEM WITH A 1\" COMBINED FIRE & DOMESTIC SERVICE LINE FOR A THREE (3) STORY SINGLE FAMILY DWELLING WITH ROOFTOP STRUCTURE.SYSTEM INSTALLATION IN ACCORDANCE WITH NFPA 13D."},{"number":"940400","date":"2019-01-09","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2019-09-09","scope":"200 AMP SERVICE AND REWIRE WITH OUTLETS, LIGHTS, SWITCHES, FIXTURES AND SMOKE/CO DETECTORS, PER 2008 NEC"},{"number":"941145","date":"2019-01-11","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2019-09-19","scope":"1 KITCHEN, 3 TOILETS, 3 VANITIES, 3 TUBS, INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"}],"storyTag":"Torn down & rebuilt","storyDelta":0.19,"timeline":[{"y":2017,"k":"viol","w":"3 L&I violations"},{"y":2017,"k":"insp","w":"L&I: 3 failed, 2 passed"},{"y":2017,"k":"permit","w":"Zoning/use"},{"y":2017,"k":"permit","w":"New construction"},{"y":2018,"k":"demo"},{"y":2018,"k":"permit","w":"Mechanical"},{"y":2018,"k":"permit","w":"Plumbing"},{"y":2018,"k":"permit","w":"Suppression"},{"y":2019,"k":"permit","w":"Electrical"},{"y":2019,"k":"permit","w":"Plumbing"},{"y":2020,"k":"sale","p":405000},{"y":2022,"k":"sale","p":480000}],"rented":true,"licenses":[{"number":"229921","type":"Rental","status":"Inactive","businessName":"ALLEN R & D","legalName":"ALLEN R & D","address":"1218 S BUCKNELL ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2003-05-11","latestIssueDate":"2010-02-22","expirationDate":"2011-02-28","inactiveDate":"2012-12-22"},{"number":"0980376","type":"Rental","status":"Active","businessName":"MARIO MARVAL III","legalName":"MARIO MARVAL III","address":"1218 S BUCKNELL ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2025-05-30","latestIssueDate":"2026-05-01","expirationDate":"2027-05-29","inactiveDate":null}],"licenseActivity":[{"number":"0980376","type":"Rental","businessName":"MARIO MARVAL III","legalName":"MARIO MARVAL III","issuedDate":"2025-05-30","latestIssueDate":"2026-05-01","closureDate":null,"expirationDate":"2027-05-29","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"229921","type":"Rental","businessName":"ALLEN R & D","legalName":"ALLEN R & D","issuedDate":"2003-05-11","latestIssueDate":"2010-02-22","closureDate":"2012-12-22","expirationDate":"2011-02-28","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-24","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 301% in 2023, but no matching permit appears in the property timeline.","evidence":["assessment moved from $113,900 to $456,400","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 #778248: 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":"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":"9 failed, 6 passed, and 2 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Nov 27, 2017.","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 5 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"}]}