{"asOf":"2026-07-25T15:20:12.925Z","block":"2700-2799 LATONA ST","blockUrl":"https://philadelphia.blockreport.homes/block/2700-2799-latona-st","address":"2713 LATONA ST","parcelNumber":"362055800","source":"https://property.phila.gov/?p=362055800","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":"REEDER NATHAN BART","coOwner":"THORNTON MARGARET ELIZABETH","marketValue":408100,"landAssessment":81620,"improvementAssessment":326480,"livableArea":1470,"yearBuilt":2021,"lastSale":{"price":439900,"date":"2021-06-28T04:00:00Z"},"openViolations":0,"violations":[{"number":"1241561","date":"2009-01-08","code":"PM-306.0/1","title":"VACANT PROP 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PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4933859","date":"2018-12-10","code":"A-302.10/2","title":"PERMB- WORK NOT SAME AS PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4933860","date":"2018-12-10","code":"A-504.1/1","title":"STOP WORK ORDER","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"189248","type":"STANDARD","priority":"STANDARD","responsibility":"BRU","status":"CLOSED","createdDate":"2009-01-09","completedDate":"2011-02-25","violations":[{"number":"1241561","date":"2009-01-08","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1241560","date":"2009-01-08","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1241559","date":"2009-01-08","code":"A-503.2/2","title":"PROSEC- STD INFO","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"267391","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2011-02-25","completedDate":"2011-02-25","violations":[{"number":"1990274","date":"2011-02-25","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1990272","date":"2011-02-25","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1990273","date":"2011-02-25","code":"PM-306.2/1","title":"VACANT BLDG UNSECURED COUNT","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"514852","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2015-12-22","completedDate":"2019-12-07","violations":[{"number":"4223857","date":"2015-12-21","code":"PM15-304.19V","title":"DOOR AND WINDOW VACANT","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]},{"number":"641800","type":"STANDARD","priority":"STANDARD","responsibility":"VS","status":"CLOSED","createdDate":"2018-06-28","completedDate":"2018-09-18","violations":[{"number":"4765432","date":"2018-06-28","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4765434","date":"2018-06-28","code":"PM15-901.1","title":"VACANT PROPERTIES-GENERAL","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4765433","date":"2018-06-28","code":"PM15-301","title":"VACANT STRUCTURE AND LAND","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"641802","type":"STANDARD","priority":"STANDARD","responsibility":"VS","status":"CLOSED","createdDate":"2018-06-28","completedDate":"2018-08-14","violations":[{"number":"4725178","date":"2018-06-28","code":"PM15-108.2","title":"VACANT AND OPEN","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4725179","date":"2018-06-28","code":"PM15-901.1","title":"VACANT PROPERTIES-GENERAL","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]},{"number":"662809","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DS","status":"CLOSED","createdDate":"2018-11-07","completedDate":"2019-01-14","violations":[{"number":"4866368","date":"2018-11-07","code":"A-302.10/2","title":"PERMB- WORK NOT SAME AS PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"666626","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DS","status":"CLOSED","createdDate":"2018-12-10","completedDate":"2019-07-30","violations":[{"number":"4933859","date":"2018-12-10","code":"A-302.10/2","title":"PERMB- WORK NOT SAME AS PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4933860","date":"2018-12-10","code":"A-504.1/1","title":"STOP WORK ORDER","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2009,"n":3,"worst":null},{"y":2011,"n":3,"worst":null},{"y":2015,"n":1,"worst":null},{"y":2018,"n":8,"worst":null}],"investigations":[{"caseNumber":"19562","date":"2003-11-04","type":"L_INITIAL","status":"CLOSED"},{"caseNumber":"189248","date":"2009-01-08","type":"BRU INSP","status":"FAILED"},{"caseNumber":"189248","date":"2009-02-11","type":"BRU INSP","status":"FAILED"},{"caseNumber":"267391","date":"2011-02-25","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"267391","date":"2011-02-25","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"189248","date":"2011-02-25","type":"BRU INSP","status":"CLOSED"},{"caseNumber":"514852","date":"2015-12-21","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"514852","date":"2016-04-20","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"514852","date":"2017-02-10","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"641802","date":"2018-06-28","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"641800","date":"2018-06-28","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"641802","date":"2018-08-02","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"641800","date":"2018-08-03","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"641800","date":"2018-09-18","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"662809","date":"2018-11-07","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"666626","date":"2018-12-10","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"662809","date":"2019-01-14","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"666626","date":"2019-01-24","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"666626","date":"2019-07-30","type":"BP_BLDG","status":"PASSED"}],"inspYears":[{"y":2009,"fails":2,"passes":0},{"y":2011,"fails":1,"passes":0},{"y":2015,"fails":1,"passes":0},{"y":2016,"fails":1,"passes":0},{"y":2018,"fails":5,"passes":1},{"y":2019,"fails":1,"passes":2}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.93778189727368,"lng":-75.18919341730918,"geom":{"type":"Polygon","coordinates":[[[-75.189154591,39.937845295],[-75.189183472,39.937711823],[-75.18923192,39.937718176],[-75.189203858,39.937851584],[-75.189154591,39.937845295]]]},"liDistrict":"CENTRAL WEST","certifications":[{"number":"BC-2021-001238","type":"Sprinkler Certification","inspectionDate":"2021-04-15","result":"Certified","expirationDate":"2022-04-15","buildingId":"1503434"},{"number":"BC-2024-031495","type":"Sprinkler Certification","inspectionDate":"2024-11-12","result":"Certified","expirationDate":"2025-11-12","buildingId":"1503434"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19146","beds":4,"baths":2,"stories":3,"lotArea":695,"zoning":"RM1","grade":"C","basement":"A","heater":"A","centralAir":true,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"2713 LATONA ST, PHILADELPHIA PA, 19146","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE ERECTION OF AN ADDITION ON AN EXISTING STRUCTURE FOR THE USE OF A SINGLE HOUSEHOLD LIVING UNIT TO INCLUDE ACCESS PILOT HOUSE AND ROOF DECK. SIZE AND LOCATION AS PER APPROVED PLANS.","status":"OPEN","outcome":"Granted","date":"2017-12-06","number":"31834","relatedPermit":"811201"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":46900,"taxable":46900,"land":7926,"improvement":38974,"taxableLand":7926,"taxableImprovement":38974,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":46900,"taxable":46900,"land":22700,"improvement":24200,"taxableLand":22700,"taxableImprovement":24200,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":46900,"taxable":46900,"land":22700,"improvement":24200,"taxableLand":22700,"taxableImprovement":24200,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":29100,"taxable":29100,"land":14085,"improvement":15015,"taxableLand":14085,"taxableImprovement":15015,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":31300,"taxable":31300,"land":15150,"improvement":16150,"taxableLand":15150,"taxableImprovement":16150,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":31300,"taxable":31300,"land":15150,"improvement":16150,"taxableLand":15150,"taxableImprovement":16150,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":31300,"taxable":31300,"land":15150,"improvement":16150,"taxableLand":15150,"taxableImprovement":16150,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":75300,"taxable":0,"land":15060,"improvement":60240,"taxableLand":0,"taxableImprovement":0,"exemptLand":15060,"exemptImprovement":60240},{"y":2024,"v":439900,"taxable":90000,"land":87980,"improvement":351920,"taxableLand":87980,"taxableImprovement":2020,"exemptLand":0,"exemptImprovement":349900},{"y":2025,"v":370300,"taxable":75760,"land":74060,"improvement":296240,"taxableLand":74060,"taxableImprovement":1700,"exemptLand":0,"exemptImprovement":294540},{"y":2026,"v":370300,"taxable":75760,"land":74060,"improvement":296240,"taxableLand":74060,"taxableImprovement":1700,"exemptLand":0,"exemptImprovement":294540},{"y":2027,"v":408100,"taxable":83494,"land":81620,"improvement":326480,"taxableLand":81620,"taxableImprovement":1874,"exemptLand":0,"exemptImprovement":324606}],"taxNow":1060,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"767478","date":"2017-03-17","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2019-03-21","scope":"RE-WIRE ONE FAMILY DWELLING AS PER 2008 NEC."},{"number":"905950","date":"2018-08-28","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"EXPIRED","completedDate":null,"scope":"INTERIOR DEMO OF NON LOAD BEARING WALLS ONLY NO STRUCTUAL WORK ON THIS PERMIT"},{"number":"811201","date":"2018-09-07","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2018-09-07","scope":"PURPOSED THIRD FLOOR, ROOF TOP AND DECK PILOT HOUSE"},{"number":"903619","date":"2018-10-05","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2021-06-09","scope":"EXISTING TWO STORY SINGLE FAMILY DWELLING.PROPOSE 1ST & 2ND FLOOR REAR ADDITION AND PROPOSE 3RD FLOOR WITH A ROOF TOP DECK AND PILOT AND UNDERPINNING."},{"number":"984315","date":"2019-06-11","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2020-10-16","scope":"SEAL LATERAL PA20191562673 REMOVE HOUSE TRAP AND HERMETICALLY SEALING THE LATERAL BY A CAP OR PLUG PER SECTION P-606.1 OF THE PHILADELPHIA PLUMBING CODE 2004 - \"SELF-CERTIFICATION'S ARE NO LONGER PERMITTED\" - \"ALL EXCAVATIONS AND PLUMBING TRENCHES IN EXCESS OF 5 FEET IN DEPTH MUST HAVE APPROVED SHORING IN PLACE AT THE TIME OF INSPECTION\""},{"number":"985369","date":"2019-07-11","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2019-07-11","scope":"FOR THE COMPLETE DEMOLITION OF AN EXISTING ATTACHED STRUCTURE.FOR USE AS VACANT LOT."},{"number":"985372","date":"2019-07-15","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2019-11-13","scope":"FOR THE COMPLETE DEMOLITION OF AN EXISTING TWO STORY ATTACHED STRUCTURE USING HAND HELD DEVICES ONLY. STREETS DEPARTMENT APPROVAL REQUIRED FOR SIDEWALK CLOSURE PRIOR TO START OF WORK."},{"number":"1000816","date":"2019-11-21","work":"New Construction","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2021-06-09","scope":"PROPOSED 3 STORY SINGLE FAMILY DWELLING WITH ROOF TOP DECK & PILOT HOUSE"},{"number":"1000815","date":"2019-11-21","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2019-11-21","scope":"ERECTION OF AN ATTACHED STRUCTURE WITH ROOF ACCESS STRUCTURE FOR USE AS SINGLE FAMILY HOUSEHOLD LIVING WITH ROOF DECK ABOVE THIRD FLOOR LEVEL ACCESSED BY PILOT HOUSE (SIZE AND LOCATION AS SHOWN ON PLANS)"},{"number":"1040921","date":"2020-02-07","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2021-06-09","scope":"INSTALL NEW FIRE SUPPRESSION SYSTEM AND 1\" COMBINED SERVICE IN ACCORDANCE WITH NFPA 13D THROUGHOUT THE ENTIRE BUILDING. ALL WORK SHALL COMPLY WITH THE APPROVED PLANS. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA"},{"number":"1056578","date":"2020-03-10","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2021-06-09","scope":"INSTALL TWO 60,000 BTU 95% GAS FURNACE WITH AIR AND RELATED DUCT WORK, ONE IN BASEMENT FOR BASEMENT AND 1ST FL,ONE ON 2ND FL FOR 2ND AND 3RD FL"},{"number":"EP-2020-000473","date":"2020-03-30","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2021-03-22","scope":"Wire throughout a Single Family Dwelling per 2014 NEC."},{"number":"PP-2020-007446","date":"2020-08-24","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2021-06-09","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."}],"storyTag":"Torn down & rebuilt","storyDelta":null,"timeline":[{"y":2019,"k":"permit","w":"Alterations"},{"y":2019,"k":"permit","w":"Zoning/use"},{"y":2019,"k":"permit","w":"Demolition"},{"y":2019,"k":"insp","w":"L&I: 1 failed, 2 passed"},{"y":2019,"k":"demo"},{"y":2019,"k":"permit","w":"New Construction"},{"y":2019,"k":"permit","w":"Zoning/use"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2020,"k":"permit","w":"Addition and/or Alteration"},{"y":2020,"k":"permit","w":"New Construction or Additions"},{"y":2021,"k":"sale","p":439900}],"rented":true,"licenses":[{"number":"0990908","type":"Rental","status":"Active","businessName":"Margaret Thornton & Nathan Bart Reeder","legalName":"Margaret Thornton & Nathan Bart Reeder","address":"2713 LATONA ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2025-10-09","latestIssueDate":"2025-10-09","expirationDate":"2026-10-08","inactiveDate":null}],"licenseActivity":[{"number":"0990908","type":"Rental","businessName":"Margaret Thornton & Nathan Bart Reeder","legalName":"Margaret Thornton & Nathan Bart Reeder","issuedDate":"2025-10-09","latestIssueDate":"2025-10-09","closureDate":null,"expirationDate":"2026-10-08","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-24","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 484% in 2024, but no matching permit appears in the property timeline.","evidence":["assessment moved from $75,300 to $439,900","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 #31834: OPEN · Granted; related permit 811201. Use permit #985369: 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: 905950 (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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Sprinkler Certification: Certified through Nov 12, 2025","why":"Fire-protection certifications apply to the named system and inspection period only; they are not a whole-building safety certificate. Philadelphia generally requires annual sprinkler, standpipe, fire-alarm, special-hazard, and emergency-power inspections where those systems exist.","action":"Request the correction/reinspection and current filed certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"id":"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":"11 failed, 3 passed, and 5 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Jul 30, 2019.","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 7 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"}]}