{"asOf":"2026-07-25T02:25:53.682Z","block":"1800-1899 GERRITT ST","blockUrl":"https://philadelphia.blockreport.homes/block/1800-1899-gerritt-st","address":"1841 GERRITT ST","parcelNumber":"363011000","source":"https://property.phila.gov/?p=363011000","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":"TOROK SAMANTHA L","coOwner":null,"marketValue":470700,"landAssessment":94140,"improvementAssessment":376560,"livableArea":1404,"yearBuilt":1920,"lastSale":{"price":410000,"date":"2020-02-28T05:00:00Z"},"openViolations":0,"violations":[{"number":"4557768","date":"2017-11-28","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4557767","date":"2017-11-28","code":"A-301.1/37","title":"PERMB- UNDERPIN FOUNDATION","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4557769","date":"2017-11-28","code":"A-504.1/1","title":"STOP WORK ORDER","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4557770","date":"2017-11-28","code":"A-901.13/1","title":"PENALTY- NO BLDG PERM INFO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4661095","date":"2018-05-04","code":"A-504.1/1","title":"STOP WORK ORDER","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4661093","date":"2018-05-04","code":"A-104.1/1","title":"WORKMANLIKE- BUILDING CODE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4661094","date":"2018-05-04","code":"A-302.10/2","title":"PERMB- WORK NOT SAME AS PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4752336","date":"2018-05-16","code":"A-302.10/2","title":"PERMB- WORK NOT SAME AS PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4752335","date":"2018-05-16","code":"A-104.1/1","title":"WORKMANLIKE- BUILDING CODE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4752337","date":"2018-05-16","code":"A-504.1/1","title":"STOP WORK ORDER","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"613511","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DS","status":"CLOSED","createdDate":"2017-11-28","completedDate":"2018-03-19","violations":[{"number":"4557768","date":"2017-11-28","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4557767","date":"2017-11-28","code":"A-301.1/37","title":"PERMB- UNDERPIN FOUNDATION","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4557769","date":"2017-11-28","code":"A-504.1/1","title":"STOP WORK ORDER","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4557770","date":"2017-11-28","code":"A-901.13/1","title":"PENALTY- NO BLDG PERM INFO","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"631802","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DS","status":"CLOSED","createdDate":"2018-05-04","completedDate":"2018-05-10","violations":[{"number":"4661095","date":"2018-05-04","code":"A-504.1/1","title":"STOP WORK ORDER","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4661093","date":"2018-05-04","code":"A-104.1/1","title":"WORKMANLIKE- BUILDING CODE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4661094","date":"2018-05-04","code":"A-302.10/2","title":"PERMB- WORK NOT SAME AS PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"634125","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DS","status":"CLOSED","createdDate":"2018-05-16","completedDate":"2019-03-18","violations":[{"number":"4752336","date":"2018-05-16","code":"A-302.10/2","title":"PERMB- WORK NOT SAME AS PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4752335","date":"2018-05-16","code":"A-104.1/1","title":"WORKMANLIKE- BUILDING CODE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4752337","date":"2018-05-16","code":"A-504.1/1","title":"STOP WORK ORDER","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2017,"n":4,"worst":null},{"y":2018,"n":6,"worst":null}],"investigations":[{"caseNumber":"613511","date":"2017-11-28","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"613511","date":"2018-01-12","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"613511","date":"2018-02-07","type":"BP_BLDG","status":"CLOSED"},{"caseNumber":"631802","date":"2018-05-04","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"631802","date":"2018-05-10","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"634125","date":"2018-05-16","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"634125","date":"2018-07-25","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"634125","date":"2019-03-18","type":"BP_BLDG","status":"PASSED"}],"inspYears":[{"y":2017,"fails":1,"passes":0},{"y":2018,"fails":4,"passes":1},{"y":2019,"fails":0,"passes":1}],"taxOwed":26.54,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":true,"totalDue":26.54,"principalDue":20.65,"penaltyDue":1.45,"interestDue":2.94,"otherChargesDue":1.5,"yearsOwed":1,"oldestYearOwed":2020,"mostRecentYearOwed":2020,"mostRecentPaymentDate":"2021-03-14","assessmentYear":2022,"totalAssessment":405000,"taxableAssessment":124100,"exemptAbatementAssessment":280900,"homesteadValue":0,"netTaxAfterHomestead":1737.15,"actionableAtSnapshot":true,"paymentAgreementAtSnapshot":false,"bankruptcyAtSnapshot":false,"assessmentUnderAppealAtSnapshot":false,"yearMonth":"202206"},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.93359987667959,"lng":-75.1754063966103,"geom":{"type":"Polygon","coordinates":[[[-75.175368787,39.933657165],[-75.175394561,39.933536169],[-75.175444228,39.933542829],[-75.175417912,39.933663781],[-75.175368787,39.933657165]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19146","beds":3,"baths":2,"stories":3,"lotArea":630,"zoning":"RSA5","grade":"C","basement":"A","heater":"A","centralAir":true,"extCond":"4","intCond":"2","garage":null,"homestead":false,"mail":"1841 GERRITT ST, PHILADELPHIA PA, 19146","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE ERECTION OF THIRD STORY ADDITION ON EXISTING FOUNDATION WITH THREE (3) STORY REAR ADDITION TO AN\nATTACHED STRUCTURE (MAX 38'HIGH) WITH ROOF DECK ACCESSED BY A ROOF DECK ACCESS STRUCTURE (MAX. 90 SF)\n(TO CONTAIN STAIRS & LANDI","status":"OPEN","outcome":"Granted","date":"2019-01-16","number":"35324","relatedPermit":"893463"}],"taxYears":[{"year":2010,"total":68.68,"principal":0,"interest":31.38,"penalty":6.81},{"year":2011,"total":62.2,"principal":0,"interest":25.2,"penalty":7.49},{"year":2012,"total":53.11,"principal":0,"interest":17.24,"penalty":7.77},{"year":2013,"total":64.28,"principal":0,"interest":26.42,"penalty":8.05},{"year":2014,"total":662.54,"principal":356.44,"interest":92,"penalty":47.45},{"year":2015,"total":1037.92,"principal":626.43,"interest":92.19,"penalty":74.27},{"year":2016,"total":1347.71,"principal":1155.82,"interest":17.34,"penalty":11.56}],"taxNet":3296.44,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":71800,"taxable":71800,"land":7434,"improvement":64366,"taxableLand":7434,"taxableImprovement":64366,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":71800,"taxable":71800,"land":14001,"improvement":57799,"taxableLand":14001,"taxableImprovement":57799,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":71800,"taxable":71800,"land":14001,"improvement":57799,"taxableLand":14001,"taxableImprovement":57799,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":124100,"taxable":124100,"land":24200,"improvement":99900,"taxableLand":24200,"taxableImprovement":99900,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":133500,"taxable":133500,"land":26033,"improvement":107467,"taxableLand":26033,"taxableImprovement":107467,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":133500,"taxable":133500,"land":26033,"improvement":107467,"taxableLand":26033,"taxableImprovement":107467,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":405000,"taxable":124100,"land":72900,"improvement":332100,"taxableLand":72900,"taxableImprovement":51200,"exemptLand":0,"exemptImprovement":280900},{"y":2023,"v":405000,"taxable":130951,"land":81000,"improvement":324000,"taxableLand":81000,"taxableImprovement":49951,"exemptLand":0,"exemptImprovement":274049},{"y":2024,"v":405000,"taxable":130951,"land":81000,"improvement":324000,"taxableLand":81000,"taxableImprovement":49951,"exemptLand":0,"exemptImprovement":274049},{"y":2025,"v":440000,"taxable":142268,"land":88000,"improvement":352000,"taxableLand":88000,"taxableImprovement":54268,"exemptLand":0,"exemptImprovement":297732},{"y":2026,"v":440000,"taxable":142268,"land":88000,"improvement":352000,"taxableLand":88000,"taxableImprovement":54268,"exemptLand":0,"exemptImprovement":297732},{"y":2027,"v":470700,"taxable":152194,"land":94140,"improvement":376560,"taxableLand":94140,"taxableImprovement":58054,"exemptLand":0,"exemptImprovement":318506}],"taxNow":1991,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"815436","date":"2017-09-12","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2018-03-19","scope":"INTERIOR DEMO OF NON-LOAD BEARING WALLS ONLY,NO STRUCTURAL WORK ON THIS PERMIT"},{"number":"825816","date":"2018-02-07","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2018-02-07","scope":"FOR THES ERECTION OF AN ADDITION WITH ROOF DECK AND ROOF DECK ACCESS STRUCTURE TO AN EXISTING ATTACHED BUILDING. SIZE AND LOCATION AS SHOWN ON APPROVED PLANS. MAINTAIN EXISTING USE AS SINGLE FAMILY HOUSEHOLD LIVING."},{"number":"825819","date":"2018-02-07","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Issued","completedDate":null,"scope":"FOR THE ERECTION OF A THIRD STORY AND REAR ADDITION (TO INCLUDE UNDERPINNING) WITH PILOTHOUSE AND ROOF DECK AND INTERIOR ALTERATIONS TO EXISTING TWO STORY TOWNHOUSE AS PER APPROVED PLANS. SEPARATE PERMITS REQUIRED FOR ALL M.E.P. WORK."},{"number":"873636","date":"2018-05-03","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2019-09-04","scope":"TOTAL REWIRE AND NEW 200AMP SERVICE AND ALL NECESSARY BONDING AND GROUNDING PER 2008 NEC (SFD)"},{"number":"876892","date":"2018-05-15","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2019-09-17","scope":"ROUGH IN MAIN DRAIN, WASHER BOX, LAUNDRY TUB, 3 WATER CLOSETS, 2 LAVY SINKS, 2 TUBS, 1 STALL SHOWER, 1 KITCHEN SINK, 1 GARBAGE DISPOSAL, 1 BAR SINK, SUMP PUMP - THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"910954","date":"2018-09-17","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2019-09-17","scope":"EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES- FOR THE INSTALLATION OF NEW DUCTWORK, REGISTERS/GRILLES/DIFFUSERS, AND WARM-AIR APPLIANCES AS PER ATTACHED STANDARD. DEVIATIONS FROM THIS STANDARD WILL RESULT IN PERMIT REVOCATION AND REQUIRE SUBMISSION OF CONSTRUCTION PLANS."},{"number":"893468","date":"2019-02-06","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"COMPLETED","completedDate":"2019-09-26","scope":"FOR THE RE-CONSTRUCTION AND THIRD STORY ADDITION ON EXISTING FOUNDATION WITH THREE (3) STORY REAR ADDITION TO AN ATTACHED SINGLE FAMILY STRUCTURE WITH ROOF DECK ACCESSED BY A ROOF DECK ACCESS STRUCTURE; FOR THE REPLACEMENT AND MODIFICATION OF FRONT AND REAR EXTERIOR WALLS AND MORE THAN 2/3 OF INTERIOR STRUCTURAL FRAMING MEMBERS, AS PER PLAN,"},{"number":"893463","date":"2019-02-06","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2019-02-06","scope":"FOR THE ERECTION OF THIRD STORY ADDITION ON EXISTING FOUNDATION WITH THREE (3) STORY REAR ADDITION TO AN ATTACHED STRUCTURE (MAX 38'HIGH) WITH ROOF DECK ACCESSED BY A ROOF DECK ACCESS STRUCTURE (MAX. 90 SF) (TO CONTAIN STAIRS & LANDING ONLY); FOR THE REPLACEMENT AND MODIFICATION OF FRONT AND REAR EXTERIOR WALLS AND MORE THAN 2/3 OF INTERIOR STRUCTURAL FRAMING MEMBERS, FOR USE AS SINGLE FAMILY HOUSEHOLD LIVING, (SIZE AND LOCATION AS SHOWN IN THE SUBMITTED PLANS)"},{"number":"958674","date":"2019-03-29","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2019-09-17","scope":"FOR THE INSTALLATION OF A FIRE SUPPRESSION SYSTEM IN ACCORDANCE WITN NFPA 13D TO INCLUDE PUMP, 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."}],"storyTag":"New construction","storyDelta":67.33,"timeline":[{"y":2018,"k":"permit","w":"Addition and/or Alteration"},{"y":2018,"k":"permit","w":"Electrical"},{"y":2018,"k":"permit","w":"Plumbing"},{"y":2018,"k":"viol","w":"6 L&I violations"},{"y":2018,"k":"insp","w":"L&I: 4 failed, 1 passed"},{"y":2018,"k":"permit","w":"Mechanical"},{"y":2019,"k":"appeal","w":"Appeal granted"},{"y":2019,"k":"permit","w":"New construction"},{"y":2019,"k":"permit","w":"Zoning/use"},{"y":2019,"k":"permit","w":"Suppression"},{"y":2019,"k":"insp","w":"Inspection passed"},{"y":2020,"k":"sale","p":410000}],"rented":true,"licenses":[{"number":"936941","type":"Rental","status":"Active","businessName":"Samantha Torok","legalName":"Samantha Torok","address":"1841 GERRITT ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2023-10-31","latestIssueDate":"2025-12-02","expirationDate":"2026-10-30","inactiveDate":null}],"licenseActivity":[{"number":"936941","type":"Rental","businessName":"Samantha Torok","legalName":"Samantha Torok","issuedDate":"2023-10-31","latestIssueDate":"2025-12-02","closureDate":null,"expirationDate":"2026-10-30","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-24","signals":[{"kind":"record-pressure","level":"elevated","title":"Records to verify together","summary":"More than one separately dated public record deserves a current-status check.","evidence":["$27 appeared in the City's June 2022 delinquency snapshot","a lien number appears in the historical tax ledger through 2016"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 203% in 2022, but no matching permit appears in the property timeline.","evidence":["assessment moved from $133,500 to $405,000","no permit shown in 2021-2023"],"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 #893463: 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: 825819 (Issued).","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":"dated-tax-balance","level":"attention","title":"A dated tax balance needs a current payoff","finding":"$26.54 was recorded in the City’s 2022-06 delinquency snapshot for 2020.","why":"That is historical evidence, not today’s amount due. A current exemption, payment, credit, or assistance agreement can coexist with an older snapshot row.","action":"Check period balances and request a dated Property Payoff statement for settlement.","url":"https://www.phila.gov/guides/philadelphia-tax-center/what-to-do/"},{"id":"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":"lead","level":"verify","title":"Lead compliance is a separate record","finding":"OPA records a 1920 build year; BlockReport does not receive the Health Department’s unit-level lead certificate file.","why":"Philadelphia requires covered pre-March-1978 rentals to be certified lead-safe or lead-free for a new or renewed lease and for a new or renewed Rental License. A certificate is unit-specific; a renovation does not by itself create an exemption.","action":"Request the current lead certificate or City exemption for every dwelling unit.","url":"https://www.phila.gov/documents/lead-and-healthy-homes-resources-for-landlords/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"5 failed, 2 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was PASSED on Mar 18, 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 10 historical violations across 3 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. Because OPA dates this building before 1978, separately obtain the required federal/City lead disclosures and any test results.","action":"Have the agreement and disclosure reviewed for this transaction’s coverage and exceptions.","url":"https://www.pa.gov/agencies/dos/department-and-offices/bpoa/boards-commissions/real-estate-commission"}]}