{"asOf":"2026-07-24T15:27:08.889Z","block":"2100-2199 PIERCE ST","blockUrl":"https://philadelphia.blockreport.homes/block/2100-2199-pierce-st","address":"2113 PIERCE ST","parcelNumber":"363152105","source":"https://property.phila.gov/?p=363152105","ownerType":"investor","kind":"house","isHouse":true,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"SR","buildingCodeNew":"25","buildingClass":"VACANT LAND RESIDE < ACRE","buildingClassNew":"ROW MODERN","useLabel":"House","owner":"EXTREME PROPERTY SERVICES LLC","coOwner":null,"marketValue":438900,"landAssessment":87780,"improvementAssessment":351120,"livableArea":1530,"yearBuilt":2025,"lastSale":{"price":230000,"date":"2023-05-25T04:00:00Z"},"openViolations":0,"violations":[{"number":"211969319","date":"2019-08-05","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":"2020-07-07","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"211969320","date":"2019-08-05","code":"A-104.1/1","title":"WORKMANLIKE- BUILDING CODE","status":"COMPLIED","resolutionDate":"2020-07-07","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"211969321","date":"2019-08-05","code":"A-302.10/2","title":"PERMB- WORK NOT SAME AS PERMIT","status":"COMPLIED","resolutionDate":"2020-07-07","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"211969318","date":"2019-08-05","code":"A-504.1/1","title":"STOP WORK ORDER","status":"COMPLIED","resolutionDate":"2020-07-07","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"5165309","date":"2019-08-29","code":"PM-302.4/3","title":"DRAINAGE-AFFECTING ADJ/PROP","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5165305","date":"2019-08-29","code":"4-B-3306.2","title":"CVN-FAIL MAINT SAFE WALKWAY","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5165306","date":"2019-08-29","code":"4-B-3308.1.1","title":"CVN-CONSTR MATERIAL OBSTRUCT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5165307","date":"2019-08-29","code":"A-104.1/5","title":"DEBRIS REMOVE - CONSTR","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5165308","date":"2019-08-29","code":"CP-313","title":"WALKWAYS STAIRWAYS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"211977941","date":"2019-11-14","code":"A-504.7/1","title":"SWO- UNREQ'D ACTIV CONTINUES","status":"COMPLIED","resolutionDate":"2020-08-20","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2024-044127","date":"2024-05-31","code":"A-302.10/3","title":"WORK OUTSIDE OF SCOPE","status":"COMPLIED","resolutionDate":"2024-09-10","resolution":"COMPLIED - PERMIT OBTAINED"}],"violationCases":[{"number":"699228","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2019-08-05","completedDate":"2020-07-07","violations":[{"number":"211969319","date":"2019-08-05","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":"2020-07-07","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"211969320","date":"2019-08-05","code":"A-104.1/1","title":"WORKMANLIKE- BUILDING CODE","status":"COMPLIED","resolutionDate":"2020-07-07","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"211969321","date":"2019-08-05","code":"A-302.10/2","title":"PERMB- WORK NOT SAME AS PERMIT","status":"COMPLIED","resolutionDate":"2020-07-07","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"211969318","date":"2019-08-05","code":"A-504.1/1","title":"STOP WORK ORDER","status":"COMPLIED","resolutionDate":"2020-07-07","resolution":"COMPLIED - PERMIT OBTAINED"}]},{"number":"704247","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DS","status":"CLOSED","createdDate":"2019-08-29","completedDate":"2019-12-31","violations":[{"number":"5165309","date":"2019-08-29","code":"PM-302.4/3","title":"DRAINAGE-AFFECTING ADJ/PROP","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5165305","date":"2019-08-29","code":"4-B-3306.2","title":"CVN-FAIL MAINT SAFE WALKWAY","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5165306","date":"2019-08-29","code":"4-B-3308.1.1","title":"CVN-CONSTR MATERIAL OBSTRUCT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5165307","date":"2019-08-29","code":"A-104.1/5","title":"DEBRIS REMOVE - CONSTR","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5165308","date":"2019-08-29","code":"CP-313","title":"WALKWAYS STAIRWAYS","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"716041","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2019-11-15","completedDate":"2020-08-20","violations":[{"number":"211977941","date":"2019-11-14","code":"A-504.7/1","title":"SWO- UNREQ'D ACTIV CONTINUES","status":"COMPLIED","resolutionDate":"2020-08-20","resolution":"COMPLIED - PERMIT OBTAINED"}]},{"number":"CF-2024-054445","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2024-05-31","completedDate":"2024-09-10","violations":[{"number":"VI-2024-044127","date":"2024-05-31","code":"A-302.10/3","title":"WORK OUTSIDE OF SCOPE","status":"COMPLIED","resolutionDate":"2024-09-10","resolution":"COMPLIED - PERMIT OBTAINED"}]}],"violYears":[{"y":2019,"n":10,"worst":null},{"y":2024,"n":1,"worst":null}],"investigations":[{"caseNumber":"699228","date":"2019-08-05","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"704247","date":"2019-08-29","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"699228","date":"2019-09-19","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"704247","date":"2019-10-17","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"716041","date":"2019-11-14","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"699228","date":"2020-06-24","type":null,"status":"FAILED"},{"caseNumber":"699228","date":"2020-07-07","type":null,"status":"PASSED"},{"caseNumber":"716041","date":"2020-08-20","type":null,"status":"PASSED"},{"caseNumber":"CF-2024-054445","date":"2024-05-31","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-054445","date":"2024-07-18","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-054445","date":"2024-09-10","type":null,"status":"PASSED"}],"inspYears":[{"y":2019,"fails":4,"passes":1},{"y":2020,"fails":1,"passes":2},{"y":2024,"fails":2,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.93011975117843,"lng":-75.18069438058788,"geom":{"type":"Polygon","coordinates":[[[-75.18065485,39.930178316],[-75.180683357,39.930054543],[-75.180734023,39.930061319],[-75.180705293,39.93018491],[-75.18065485,39.930178316]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19145","beds":3,"baths":2,"stories":3,"lotArea":653,"zoning":"RSA5","grade":null,"basement":"A","heater":"A","centralAir":true,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"1350 SCHUYLKILL AVE, PHILADELPHIA PA, 19146","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":3,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":6600,"taxable":6600,"land":6600,"improvement":0,"taxableLand":6600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":37000,"taxable":37000,"land":37000,"improvement":0,"taxableLand":37000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":37000,"taxable":37000,"land":37000,"improvement":0,"taxableLand":37000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":37000,"taxable":37000,"land":37000,"improvement":0,"taxableLand":37000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":37000,"taxable":37000,"land":37000,"improvement":0,"taxableLand":37000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":37000,"taxable":37000,"land":37000,"improvement":0,"taxableLand":37000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":37000,"taxable":37000,"land":37000,"improvement":0,"taxableLand":37000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":93000,"taxable":93000,"land":93000,"improvement":0,"taxableLand":93000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":150000,"taxable":150000,"land":93000,"improvement":57000,"taxableLand":93000,"taxableImprovement":57000,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":150000,"taxable":150000,"land":93000,"improvement":57000,"taxableLand":93000,"taxableImprovement":57000,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":150000,"taxable":150000,"land":93000,"improvement":57000,"taxableLand":93000,"taxableImprovement":57000,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":438900,"taxable":438900,"land":87780,"improvement":351120,"taxableLand":87780,"taxableImprovement":351120,"exemptLand":0,"exemptImprovement":0}],"taxNow":2100,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"958741","date":"2019-06-03","work":"New Construction","type":"Residential Building","description":"Residential Building Permit","status":"Expired","completedDate":"2023-03-29","scope":"NEW CONSTRUCTION OF A THREE (3) STORY SINGLE FAMILY DWELLING (IRC 2009 TOWNHOUSE CONSTRUCTION) AS PER APPROVED PLANS. BUILDING TO BE FULLY SPRINKLERED. **SEPARATE PERMITS REQUIRED FOR MEP & FIRE SUPPRESSION WORK**"},{"number":"958739","date":"2019-06-03","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2019-06-03","scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE. SIZE AND LOCATION AS SHOWN ON PLANS AND APPLICATION. FOR USE AS A SINGLE-FAMILY HOUSEHOLD LIVING."},{"number":"989613","date":"2019-07-08","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Expired","completedDate":"2023-03-29","scope":"THE INSTALLATION OF A ONE (1) INCH COMBINED SERVICE LINE FOR A FIRE & DOMESTIC SUPPLY LINE. MULTIPURPOSE RESIDENTIAL FIRE SPRINKLER SYSTEM DESIGNED IN ACCORDANCE WITH NFPA 13D."},{"number":"993857","date":"2019-07-16","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2019-08-01","scope":"INSTALL NEW CURB TRAP FAI INSTALL 4\" FROM CURB TRAP TO BLDG INSTALL 1\" RFSS WATER LINE CURB TO BLDG AS PER 2004 PPC"},{"number":"985390","date":"2019-07-18","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2022-03-09","scope":"3 WC, 1 KITCHEN SINK, 5 LAVS, 1 TUB, 1 SHOWER, INSTALLATION WILL COMPLY WITH PHILADELPHIA PLUMBING CODE 2004"},{"number":"1029856","date":"2020-01-24","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2020-01-24","scope":"TO DOCUMENT THE INCREASE IN HEIGHT (NOT TO EXCEED 38 FT) WITH NO CHANGE OF USE OR BUILDING CONFIGURATION AS PART OF THE ORIGINAL ZONING PERMIT (SEE A/P# 958739)(SIZE AND LOCATION AS SHOWN ON PLANS)"},{"number":"1019369","date":"2020-02-18","work":"Amend for conversion","type":"Administrative","description":"Administrative Permit","status":"Expired","completedDate":"2024-01-05","scope":"FOR AN AMENDMENT TO THE APPROVED BUILDING PERMIT NO. 958741 TO DOCUMENT THE INCREASE IN OVERALL HEIGHT OF THE STRUCUTRE AND ADDIITON OF STEPS AT THE FRONT AND REAR ENTRANCE. SIZE AND LOCATION AS SHOWN ON PLANS. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN PROFESSIONAL PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS REQUIRED FOR ALL OTHER WORK. SEE PERMIT # 958741 FOR ALL OTHER PLANS."},{"number":"1057259","date":"2020-03-12","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Expired","completedDate":"2023-03-29","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. INSTALL (1) 70K BTU 90% EFF 2.5TON HVAC SYSTEM NO PENETRATIONS THROUGH RATED ASSEMBLIES, NO ROOFTOP UNITS."},{"number":"EP-2021-011521","date":"2021-10-12","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Expired","completedDate":"2023-03-29","scope":"Complete Electrical Wiring of the building including 40 lights, 50 outlets, and 30 light switches Installation of 200 amp Electrical Service AS PER NEC 2014"},{"number":"PP-2022-002317","date":"2022-02-24","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2022-02-22","scope":"3 water closets, 3 lavatories, 1bath tab, 1 shower, 1 kitchen sink, 1 garbage disposal, 1 laundry box and 1 water heater."},{"number":"ZP-2023-005959","date":"2023-07-04","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Erection of an attached structure with roof access structure and roof deck above third floor level. Size and Location as shown on plans."},{"number":"RP-2023-005897","date":"2023-09-02","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2025-03-05","scope":"Amend Permit 10/3/2023 - To correct Permit language to remove verbiage for Spiral Staircase. Add a 2nd floor door to access existing 2nd floor roof. Install a spiral stair on existing floor roof to access existing 3rd floor roof, proposed roof deck"},{"number":"EP-2023-007892","date":"2023-09-14","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-01-22","scope":"Electrical Permit for combo RP-2023-005897"},{"number":"MP-2023-003659","date":"2023-10-02","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2025-02-12","scope":"Mechanical / Fuel Gas Permit for combo RP-2023-005897"},{"number":"FP-2024-000252","date":"2024-03-28","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2025-02-12","scope":"THE INSTALLATION OF A ONE (1) INCH COMBINED SERVICE LINE FOR A FIRE & DOMESTIC SUPPLY LINE AND FIRE SERVICE LINE WITH REMOTE TOILET CONNECTION PER PLANS. MULTIPURPOSE RESIDENTIAL FIRE SPRINKLER SYSTEM DESIGNED IN ACCORDANCE WITH NFPA 13D. ALL WORK SHALL BE ACCORDANCE WITH APPROVED PLANS, HYDRAULIC CALCULATIONS, AND APPROVED BUILDING PERMIT. SEPARATE PERMITS REQUIRED FOR ALL PLUMBING WORK."},{"number":"PP-2024-007538","date":"2024-05-29","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-02-12","scope":"9 FIXTURES install 3 toilets, 3 lavs, 3 shower/tubs"},{"number":"ZP-2024-006585","date":"2024-08-07","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"For the erection of a three-story attached structure that includes a full basement, and a roof deck with pilot house above the third floor level. Size and locations per plans."},{"number":"RP-2024-006888","date":"2024-08-21","work":"New Construction (Stand Alone)","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2025-03-05","scope":"ERECTION OF AN ATTACHED STRUCTURE FOR USE AS SINGLE FAMILY HOUSEHOLD LIVING. SHEETING AND SHORING AS PRESCRIBED IN GEO TECH REPORT. SEPARATE PERMITS REQUIRED FOR SPRINKLER (13D) WORK. (EXCAVATION AND FOUNDATION APPROVED AND INSPECTED UNDER ORIGINAL PERMIT 958741 ). ENERGY CODE COMPLIANCE IN ACCORDANCE WITH 2015 IECC. PRIOR TO ISSUANCE OF C.O SUBMITTAL OF AIR BARRIER CHECKLIST AND ENVELOPE TESTING CERTIFICATE IS REQUIRED. BOTH TO BE COMPLETED BY AN APPROVED PARTY."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2022,"k":"permit","w":"New Construction or Additions"},{"y":2023,"k":"land","p":230000},{"y":2023,"k":"permit","w":"New construction, addition, GFA change"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"permit","w":"Addition and/or Alterations"},{"y":2024,"k":"permit","w":"Addition and/or Alterations"},{"y":2024,"k":"permit","w":"New Construction or Additions"},{"y":2024,"k":"viol","w":"L&I violation"},{"y":2024,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2024,"k":"permit","w":"New construction, addition, GFA change"},{"y":2024,"k":"permit","w":"New Construction (Stand Alone)"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-23","signals":[{"kind":"transition-activity","level":"watch","title":"Recent transition activity","summary":"The property has an unusually active paper trail worth monitoring for the next permit, inspection, deed, or listing.","evidence":["8 permit events since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 193% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $150,000 to $438,900","no permit shown in 2026-2028"],"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 #958739: 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":"7 permits not marked completed: 958741 (Expired), 989613 (Expired), 985390 (Expired), 1019369 (Expired), 1057259 (Expired). At least one row also carries a completion date, so the City fields conflict.","why":"Issued work is not the same as approved final work. L&I uses final inspections and required certifications to close construction permits; expired, withdrawn, and completed are different City statuses.","action":"Open the permit file and confirm final inspections, holds, and any resulting occupancy certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections-by-permit-type/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"7 failed, 4 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Sep 10, 2024.","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":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 11 historical violations across 4 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"}]}