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PERMIT OBTAINED"},{"number":"VI-2021-013828","date":"2021-03-16","code":"PM15-304.1(F)","title":"FOUNDATION DEFICIENCIES","status":"COMPLIED","resolutionDate":"2023-03-22","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2021-013829","date":"2021-03-16","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":"2023-03-22","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2021-013826","date":"2021-03-16","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2023-03-22","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2021-013827","date":"2021-03-16","code":"PM15-304.1(G)","title":"EXTERIOR WALLS","status":"COMPLIED","resolutionDate":"2023-03-22","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2023-074280","date":"2023-09-26","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2025-12-31","resolution":"COMPLIED - OWNER DEMOLITION"},{"number":"VI-2023-074281","date":"2023-09-26","code":"PM15-304.1(G)","title":"EXTERIOR WALLS","status":"COMPLIED","resolutionDate":"2025-12-31","resolution":"COMPLIED - OWNER DEMOLITION"},{"number":"VI-2023-074282","date":"2023-09-26","code":"PM15-304.1(H)","title":"ROOF DEFICIENCIES","status":"COMPLIED","resolutionDate":"2025-12-31","resolution":"COMPLIED - OWNER DEMOLITION"},{"number":"VI-2023-074283","date":"2023-09-26","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":"2025-12-31","resolution":"COMPLIED - OWNER DEMOLITION"},{"number":"VI-2026-050158","date":"2026-07-06","code":"PM15-308.1","title":"RUBBISH & GARBAGE","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-050157","date":"2026-07-06","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"OPEN","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"CF-2021-007973","type":"NOTICE OF VIOLATION","priority":"UNSAFE","responsibility":"CSU INVESTIGATOR","status":"CLOSED","createdDate":"2021-02-03","completedDate":"2023-03-22","violations":[{"number":"VI-2021-006098","date":"2021-02-03","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2023-03-22","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2021-006099","date":"2021-02-04","code":"PM15-304.1(G)","title":"EXTERIOR WALLS","status":"COMPLIED","resolutionDate":"2023-03-22","resolution":"COMPLIED - PERMIT OBTAINED"}]},{"number":"CF-2021-018101","type":"NOTICE OF VIOLATION","priority":"UNSAFE","responsibility":"CSU INVESTIGATOR","status":"COMPLIED, BALANCE DUE","createdDate":"2021-03-16","completedDate":null,"violations":[{"number":"VI-2021-013828","date":"2021-03-16","code":"PM15-304.1(F)","title":"FOUNDATION DEFICIENCIES","status":"COMPLIED","resolutionDate":"2023-03-22","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2021-013829","date":"2021-03-16","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":"2023-03-22","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2021-013826","date":"2021-03-16","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2023-03-22","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2021-013827","date":"2021-03-16","code":"PM15-304.1(G)","title":"EXTERIOR WALLS","status":"COMPLIED","resolutionDate":"2023-03-22","resolution":"COMPLIED - PERMIT OBTAINED"}]},{"number":"CF-2023-100165","type":"NOTICE OF VIOLATION","priority":"UNSAFE","responsibility":"CSU INVESTIGATOR","status":"COMPLIED, BALANCE DUE","createdDate":"2023-09-26","completedDate":null,"violations":[{"number":"VI-2023-074280","date":"2023-09-26","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2025-12-31","resolution":"COMPLIED - OWNER DEMOLITION"},{"number":"VI-2023-074281","date":"2023-09-26","code":"PM15-304.1(G)","title":"EXTERIOR WALLS","status":"COMPLIED","resolutionDate":"2025-12-31","resolution":"COMPLIED - OWNER DEMOLITION"},{"number":"VI-2023-074282","date":"2023-09-26","code":"PM15-304.1(H)","title":"ROOF DEFICIENCIES","status":"COMPLIED","resolutionDate":"2025-12-31","resolution":"COMPLIED - OWNER DEMOLITION"},{"number":"VI-2023-074283","date":"2023-09-26","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":"2025-12-31","resolution":"COMPLIED - OWNER DEMOLITION"}]},{"number":"CF-2026-081393","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP - VACANT LOT INVESTIGATOR","status":"IN VIOLATION","createdDate":"2026-07-06","completedDate":null,"violations":[{"number":"VI-2026-050158","date":"2026-07-06","code":"PM15-308.1","title":"RUBBISH & GARBAGE","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-050157","date":"2026-07-06","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"OPEN","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2021,"n":6,"worst":"UNSAFE STRUCTURE"},{"y":2023,"n":4,"worst":"UNSAFE STRUCTURE"},{"y":2026,"n":2,"worst":null}],"investigations":[{"caseNumber":"CF-2021-007973","date":"2021-02-04","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-018101","date":"2021-03-16","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-018101","date":"2021-04-21","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-018101","date":"2022-03-19","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-018101","date":"2023-03-22","type":null,"status":"PASSED"},{"caseNumber":"CF-2021-007973","date":"2023-03-22","type":null,"status":"PASSED"},{"caseNumber":"CF-2023-100165","date":"2023-09-26","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-100165","date":"2023-11-01","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-100165","date":"2024-07-03","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-100165","date":"2024-08-19","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-100165","date":"2024-09-23","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-100165","date":"2025-01-25","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-100165","date":"2025-03-25","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-100165","date":"2025-05-01","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-100165","date":"2025-07-09","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-100165","date":"2025-08-15","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-100165","date":"2025-09-19","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-100165","date":"2025-12-31","type":null,"status":"PASSED"},{"caseNumber":"CF-2026-081393","date":"2026-07-06","type":null,"status":"FAILED"}],"inspYears":[{"y":2021,"fails":3,"passes":0},{"y":2022,"fails":1,"passes":0},{"y":2023,"fails":2,"passes":2},{"y":2024,"fails":3,"passes":0},{"y":2025,"fails":6,"passes":1},{"y":2026,"fails":1,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.93009693747067,"lng":-75.17767999106489,"geom":{"type":"Polygon","coordinates":[[[-75.177642011,39.930154781],[-75.177669074,39.930032249],[-75.177717434,39.930038556],[-75.17769169,39.930161118],[-75.177642011,39.930154781]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19145","beds":3,"baths":1,"stories":2,"lotArea":630,"zoning":"RSA5","grade":"C","basement":"J","heater":"H","centralAir":false,"extCond":"7","intCond":"7","garage":null,"homestead":false,"mail":"1819 NORTH STREET, PHILADELPHIA PA, 19130","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE DEMOLITION OF AN EXISTING STRUCTURE AND ERECTION OF AN ATTACHED STRUCTURE TO INCLUDE A DECK IN THE REAR OF THE STRUCTURE AT THE FIRST FLOOR LEVEL, A ROOF DECK ON THE TOP OF THIRD FLOOR LEVEL, ACCESSED BY SPIRAL STAIR, AND A F","status":"OPEN","outcome":"Granted","date":"2016-04-12","number":"25964","relatedPermit":"628622"},{"type":"ZBA Permit Denial - Variance","grounds":"PERMIT FOR THE ERECTION OF AN ATTACHED STRUCTURE WITH A ROOF DECK AND ROOF DECK ACCESS STRUCTURE. FOR USE AS A MULTI-FAMILY HOUSEHOLD LIVING USE CONTAINING THREE (3) DWELLING UNITS. SIZE AND LOCATION AS SHOWN IN THE APPLICATION / PLANS.","status":"Scheduled","outcome":null,"date":"2026-07-22","number":"ZP-2026-000240","relatedPermit":"ZP-2026-000240"}],"taxYears":[{"year":2016,"total":1354.7,"principal":1162.26,"interest":17.44,"penalty":11.62}],"taxNet":1354.7,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":5,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":82400,"taxable":82400,"land":7245,"improvement":75155,"taxableLand":7245,"taxableImprovement":75155,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":82400,"taxable":82400,"land":15162,"improvement":67238,"taxableLand":15162,"taxableImprovement":67238,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":82400,"taxable":82400,"land":15162,"improvement":67238,"taxableLand":15162,"taxableImprovement":67238,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":121200,"taxable":121200,"land":22301,"improvement":98899,"taxableLand":22301,"taxableImprovement":98899,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":130400,"taxable":130400,"land":23994,"improvement":106406,"taxableLand":23994,"taxableImprovement":106406,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":130400,"taxable":130400,"land":23994,"improvement":106406,"taxableLand":23994,"taxableImprovement":106406,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":130400,"taxable":130400,"land":23994,"improvement":106406,"taxableLand":23994,"taxableImprovement":106406,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":165500,"taxable":165500,"land":33100,"improvement":132400,"taxableLand":33100,"taxableImprovement":132400,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":165500,"taxable":165500,"land":33100,"improvement":132400,"taxableLand":33100,"taxableImprovement":132400,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":131700,"taxable":131700,"land":26340,"improvement":105360,"taxableLand":26340,"taxableImprovement":105360,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":131700,"taxable":131700,"land":26340,"improvement":105360,"taxableLand":26340,"taxableImprovement":105360,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":125100,"taxable":125100,"land":25020,"improvement":100080,"taxableLand":25020,"taxableImprovement":100080,"exemptLand":0,"exemptImprovement":0}],"taxNow":1844,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"628622","date":"2016-11-18","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2016-11-18","scope":"THE APPLICATION IS FOR THE DEMOLITION OF AN EXISTING STRUCTURE AND ERECTION OF AN ATTACHED STRUCTURE TO INCLUDE A DECK IN THE REAR OF THE STRUCTURE AT THE FIRST FLOOR LEVEL, A ROOF DECK ON THE TOP OF THIRD FLOOR LEVEL, ACCESSED BY SPIRAL STAIR, AND A FULL CELLAR, FOR USE AS A SINGLE FAMILY HOUSEHOLD LIVING (SIZE AND LOCATION AS SHOWN IN THE APPLICATION)."},{"number":"RP-2021-010592","date":"2021-07-16","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2023-03-23","scope":"MAKE SAFE PERMIT TO COMPLY WITH CASE NO CF-2021-007973 AND CF-2021-018101 FOR A NEW FRONT WALL AS PER APPROVED PLAN. NO WORK OUTSIDE THE SCOPE OF THE VIOLATIONS. SEPARATE STREET PERMIT FOR ANY STREET CLOSURE."},{"number":"ZP-2024-008493","date":"2024-08-22","work":"Full Demolition","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE COMPLETE DEMOLITION OF AN EXISTING STRUCTURE FOR USE AS A VACANT LOT"},{"number":"PP-2024-017466","date":"2025-01-03","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-01-08","scope":"SEAL LATERAL PA20243620408 REMOVE HOUSE TRAP AND HERMETICALLY SEALING THE LATERAL BY A CAP OR PLUG .\"ALL EXCAVATIONS AND PLUMBING TRENCHES IN EXCESS OF 5 FEET IN DEPTH MUST HAVE APPROVED SHORING IN PLACE AT THE TIME OF INSPECTION\""},{"number":"DP-2025-001066","date":"2025-11-05","work":"Minor Demolition","type":"Demolition","description":"Demolition Permit","status":"Completed","completedDate":"2026-01-05","scope":"*MAKE SAFE PERMIT** FOR THE COMPLETE DEMOLITION OF THE EXISTING TWO (2) STORY ATTACHED BUILDING TO COMPLY WITH VIOLATION CASE # CF-2023-100165. ALL PERMITTED DEMOLITION ACTIVITY TO BE DONE IN ACCORDANCE WITH SITE SAFETY DEMOLITION PLAN AND SUCH PLAN TO BE MAINTAINED ON SITE AT ALL TIMES. DEMOLITION TO BE DONE BY HAND AND WITH HAND TOOLS ONLY. PROTECTION OF PEDESTRIANS, PUBLIC RIGHT-OF-WAY, AND ADJACENT PROPERTIES TO BE IN PLACE PRIOR TO START OF WORK. SEPARATE STREETS DEPARTMENT APPROVAL REQUIRED FOR RIGHT-OF-WAY ENCROACHMENT OR CLOSURE. WALL COVERING IS INCLUDED IN THIS DEMOLITION PERMIT APPLICATION SCOPE."},{"number":"ZP-2025-009751","date":"2026-06-04","work":"Full Demolition","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE COMPLETE DEMOLITION OF EXISTING BUILDING."},{"number":"ZP-2026-000240","date":null,"work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Denied","completedDate":null,"scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE WITH A ROOF DECK AND ROOF DECK ACCESS STRUCTURE. FOR USE AS A MULTI-FAMILY HOUSEHOLD LIVING USE CONTAINING THREE (3) DWELLING UNITS. SIZE AND LOCATION AS SHOWN IN THE APPLICATION / PLANS."}],"storyTag":"Torn down & rebuilt","storyDelta":1.6,"timeline":[{"y":2023,"k":"insp","w":"L&I: 2 failed, 2 passed"},{"y":2024,"k":"sale","p":78000},{"y":2024,"k":"insp","w":"Inspection failed ×3"},{"y":2024,"k":"permit","w":"Full Demolition"},{"y":2025,"k":"permit","w":"Alterations"},{"y":2025,"k":"insp","w":"L&I: 6 failed, 1 passed"},{"y":2025,"k":"permit","w":"Minor Demolition"},{"y":2026,"k":"demo"},{"y":2026,"k":"permit","w":"Full Demolition"},{"y":2026,"k":"viol","w":"2 L&I violations"},{"y":2026,"k":"appeal","w":"Appeal filed"},{"y":2026,"k":"insp","w":"Inspection failed"}],"rented":false,"licenses":[{"number":"224136","type":"Rental","status":"Inactive","businessName":"GOODWIN G & R","legalName":"GOODWIN G & R","address":"1937 WATKINS ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2003-04-10","latestIssueDate":"2015-03-05","expirationDate":"2016-02-29","inactiveDate":"2016-04-29"},{"number":"224545","type":"Rental","status":"Inactive","businessName":"BEATRICE E SMITH","legalName":"BEATRICE E SMITH","address":"1937 WATKINS ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2004-06-03","latestIssueDate":"2006-02-08","expirationDate":"2007-02-28","inactiveDate":"2012-12-22"},{"number":"663216","type":"Rental","status":"Inactive","businessName":"WATKINS BROTHERS LLC","legalName":"WATKINS BROTHERS LLC","address":"1937 WATKINS ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2015-05-05","latestIssueDate":"2015-05-05","expirationDate":"2016-05-31","inactiveDate":"2016-07-30"}],"licenseActivity":[{"number":"663216","type":"Rental","businessName":"WATKINS BROTHERS LLC","legalName":"WATKINS BROTHERS LLC","issuedDate":"2015-05-05","latestIssueDate":"2015-05-05","closureDate":"2016-07-30","expirationDate":"2016-05-31","inactiveDate":"2016-07-30","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"224545","type":"Rental","businessName":"BEATRICE E SMITH","legalName":"BEATRICE E SMITH","issuedDate":"2004-06-03","latestIssueDate":"2006-02-08","closureDate":"2012-12-22","expirationDate":"2007-02-28","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"224136","type":"Rental","businessName":"GOODWIN G & R","legalName":"GOODWIN G & R","issuedDate":"2003-04-10","latestIssueDate":"2015-03-05","closureDate":"2016-04-29","expirationDate":"2016-02-29","inactiveDate":"2016-04-29","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-23","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":["2 open L&I violations","a lien number appears in the historical tax ledger through 2016","failed L&I inspection activity in 2021, 2022, 2024, 2025, 2026"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"kind":"post-purchase-work","level":"elevated","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 4 permit events matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2024","permit activity in 2024, 2025, 2026"],"caveat":"This does not show that the property is listed or that a sale is planned."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #ZP-2026-000240: Scheduled; related permit ZP-2026-000240. Use permit #628622: 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: ZP-2026-000240 (Denied).","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":"violations","level":"attention","title":"2 open L&I violations","finding":"12 violation rows are retained in the City ledger.","why":"Open notices can accrue fees, block permits or license renewal, and move to court or collection. Standard initial notices generally have a 30-day appeal window; unsafe or imminently-dangerous notices have a much shorter window.","action":"Read the notice—not only the summary status—and confirm reinspection, fees, and appeal posture with L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"16 failed, 3 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Jul 6, 2026.","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/"}],"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"}]}