{"asOf":"2026-07-26T03:44:46.184Z","block":"1200-1299 S 15TH ST","blockUrl":"https://philadelphia.blockreport.homes/block/1200-1299-s-15th-st","address":"1202 S 15TH ST","parcelNumber":"365050800","source":"https://property.phila.gov/?p=365050800","ownerType":"investor","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"U50","buildingCodeNew":"22","buildingClass":"ROW CONV/APT 3 STY MASON","buildingClassNew":"ROW TYPICAL","useLabel":"Apartment building","owner":"MING LLC","coOwner":null,"marketValue":639900,"landAssessment":127980,"improvementAssessment":511920,"livableArea":2376,"yearBuilt":1925,"lastSale":{"price":530000,"date":"2020-07-13T04:00:00Z"},"openViolations":0,"violations":[{"number":"4838713","date":"2018-04-16","code":"PM15-304.7","title":"EXTERIOR STRUCT ROOF DRAINAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4838711","date":"2018-04-16","code":"FC-13-605.6","title":"OPEN JUNCTION BOXES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4838712","date":"2018-04-16","code":"PM15-304.2","title":"EXTERIOR STRUCT PROTECTIVE TRE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4711766","date":"2018-04-16","code":"PM15-603.1","title":"MECH - MECHANICAL EQUIPMENT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4688247","date":"2018-05-25","code":"A-301.1/1","title":"PERMB- CONST ERECT NEW STRUCT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4688248","date":"2018-05-25","code":"PM15-304.1","title":"EXTERIOR STRUCTURALLY UNSAFE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4732721","date":"2018-07-09","code":"9-1004.2/1","title":"CONTRACTOR LIC NEEDED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4841194","date":"2018-07-10","code":"FC-13-105","title":"OPERATIONS/CONSTRUCTION PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4966052","date":"2019-01-29","code":"FC-13-915","title":"CERTIFICATION","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4966051","date":"2019-01-29","code":"FC-13-901.6","title":"FIRE SYSTEMS MAINTAINED","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"629094","type":"HAZARDOUS","priority":"HAZARDOUS","responsibility":"HCEU","status":"CLOSED","createdDate":"2018-04-16","completedDate":"2019-03-14","violations":[{"number":"4838713","date":"2018-04-16","code":"PM15-304.7","title":"EXTERIOR STRUCT ROOF DRAINAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4838711","date":"2018-04-16","code":"FC-13-605.6","title":"OPEN JUNCTION BOXES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4838712","date":"2018-04-16","code":"PM15-304.2","title":"EXTERIOR STRUCT PROTECTIVE TRE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"629110","type":"HAZARDOUS","priority":"HAZARDOUS","responsibility":"HCEU","status":"CLOSED","createdDate":"2018-04-16","completedDate":"2018-07-10","violations":[{"number":"4711766","date":"2018-04-16","code":"PM15-603.1","title":"MECH - MECHANICAL EQUIPMENT","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"636110","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2018-05-25","completedDate":"2018-05-31","violations":[{"number":"4688247","date":"2018-05-25","code":"A-301.1/1","title":"PERMB- CONST ERECT NEW STRUCT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4688248","date":"2018-05-25","code":"PM15-304.1","title":"EXTERIOR STRUCTURALLY UNSAFE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"642909","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2018-07-09","completedDate":"2018-07-13","violations":[{"number":"4732721","date":"2018-07-09","code":"9-1004.2/1","title":"CONTRACTOR LIC NEEDED","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"643148","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2018-07-10","completedDate":"2019-03-14","violations":[{"number":"4841194","date":"2018-07-10","code":"FC-13-105","title":"OPERATIONS/CONSTRUCTION PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"671969","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2019-01-29","completedDate":"2019-07-18","violations":[{"number":"4966052","date":"2019-01-29","code":"FC-13-915","title":"CERTIFICATION","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4966051","date":"2019-01-29","code":"FC-13-901.6","title":"FIRE SYSTEMS MAINTAINED","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2018,"n":8,"worst":"EXTERIOR STRUCTURALLY UNSAFE"},{"y":2019,"n":2,"worst":null}],"investigations":[{"caseNumber":"629094","date":"2018-04-16","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"629110","date":"2018-04-16","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"636110","date":"2018-05-25","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"636110","date":"2018-05-31","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"629110","date":"2018-06-04","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"629094","date":"2018-06-04","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"642909","date":"2018-06-04","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"629110","date":"2018-06-26","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"643148","date":"2018-07-10","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"643148","date":"2018-08-21","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"629094","date":"2018-10-11","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"643148","date":"2018-10-15","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"643148","date":"2019-01-28","type":"PRECOURT","status":"PASSED"},{"caseNumber":"671969","date":"2019-01-29","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"629094","date":"2019-01-30","type":"PRECOURT","status":"PASSED"},{"caseNumber":"671969","date":"2019-03-06","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"671969","date":"2019-07-18","type":"HCEU INSP","status":"PASSED"}],"inspYears":[{"y":2018,"fails":7,"passes":3},{"y":2019,"fails":2,"passes":3}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.93586641060256,"lng":-75.16914090785902,"geom":{"type":"Polygon","coordinates":[[[-75.169028183,39.93582497],[-75.169263692,39.935864831],[-75.169253787,39.935907858],[-75.169018741,39.935868491],[-75.169028183,39.93582497]]]},"liDistrict":"CENTRAL WEST","certifications":[{"number":"BC-2022-009374","type":"Fire Alarm Certification","inspectionDate":"2022-07-08","result":"Certified","expirationDate":"2023-07-08","buildingId":"1369417"},{"number":"BC-2023-014281","type":"Fire Alarm Certification","inspectionDate":"2023-07-11","result":"Certified","expirationDate":"2024-07-11","buildingId":"1369417"},{"number":"BC-2024-020194","type":"Fire Alarm Certification","inspectionDate":"2024-07-11","result":"Certified","expirationDate":"2025-07-11","buildingId":"1369417"},{"number":"BC-2025-018775","type":"Fire Alarm Certification","inspectionDate":"2025-07-11","result":"Certified","expirationDate":"2026-07-11","buildingId":"1369417"},{"number":"BC-2026-019084","type":"Fire Alarm Certification","inspectionDate":"2026-07-07","result":"Certified","expirationDate":"2027-07-07","buildingId":"1369417"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19146","beds":6,"baths":3,"stories":3,"lotArea":1064,"zoning":"RSA5","grade":"C","basement":"C","heater":"A","centralAir":true,"extCond":"2","intCond":"2","garage":null,"homestead":false,"mail":"94 S WEST AVE, SPRINGFIELD PA, 19064","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":4,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":149100,"taxable":149100,"land":15215,"improvement":133885,"taxableLand":15215,"taxableImprovement":133885,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":149100,"taxable":149100,"land":30565,"improvement":118535,"taxableLand":30565,"taxableImprovement":118535,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":149100,"taxable":149100,"land":30565,"improvement":118535,"taxableLand":30565,"taxableImprovement":118535,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":209000,"taxable":209000,"land":42844,"improvement":166156,"taxableLand":42844,"taxableImprovement":166156,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":224800,"taxable":224800,"land":46083,"improvement":178717,"taxableLand":46083,"taxableImprovement":178717,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":224800,"taxable":224800,"land":46083,"improvement":178717,"taxableLand":46083,"taxableImprovement":178717,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":224800,"taxable":224800,"land":46083,"improvement":178717,"taxableLand":46083,"taxableImprovement":178717,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":400000,"taxable":400000,"land":80000,"improvement":320000,"taxableLand":80000,"taxableImprovement":320000,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":400000,"taxable":400000,"land":80000,"improvement":320000,"taxableLand":80000,"taxableImprovement":320000,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":619000,"taxable":619000,"land":123800,"improvement":495200,"taxableLand":123800,"taxableImprovement":495200,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":619000,"taxable":619000,"land":123800,"improvement":495200,"taxableLand":123800,"taxableImprovement":495200,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":639900,"taxable":639900,"land":127980,"improvement":511920,"taxableLand":127980,"taxableImprovement":511920,"exemptLand":0,"exemptImprovement":0}],"taxNow":8665,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"907484","date":"2018-09-04","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2019-03-15","scope":"INTERIOR DEMO OF NON-LOAD BEARING WALLS ONLY,NO STRUCTURAL WORK ON THIS PERMIT"},{"number":"946168","date":"2019-02-05","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2019-02-05","scope":"FOR PARTIAL DEMOLITION AT THE REAR AND FOR THE ERECTION OF AN ADDITION AT THE REAR. SIZE AND LOCATION AS SHOWN IN APPLICATION AND PLAN. FOR CONTINUED USE AS THREE (3) DWELLING UNITS (MULTI-FAMILY HOUSEHOLD LIVING)."},{"number":"947718","date":"2019-03-11","work":"Addition","type":"BP_ADDITON","description":"ADDITION PERMIT","status":"COMPLETED","completedDate":"2020-02-06","scope":"FOR THE ERECTION OF A THREE STORY REAR ADDITION TO AN EXISTING STRUCTURE. STRUCTURE FOR USE AS A THREE FAMILY DWELLING. BUILDING TO BE SPRINKLERED IN ACCORDANCE WITH NFPA 13R. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS REQUIRED FOR ALL OTHER WORK."},{"number":"985223","date":"2019-07-11","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2020-02-06","scope":"300AMP SERVICE COMPLETE WITH 4-GANG METER SOCKET & REWIRING THROUGHOUT AS PER NEC 2008 SOUTH DISTRICT AND FIRE ALARM SYSTEM AS PER NFPA 72"},{"number":"986392","date":"2019-07-30","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2020-02-06","scope":"INSTALL (3)KS (3)WC (3)LAV (3)BT (3)LS (3)HUB DRAIN (1)ROOFING DRAIN"},{"number":"1007876","date":"2019-09-05","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2020-02-05","scope":"INSTALL 3 HVAC SYSTEM WITH NECESSARY DUCTWORK."},{"number":"FP-2020-002310","date":"2020-12-14","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Expired","completedDate":"2023-04-11","scope":"For the installation of an automatic wet sprinkler system in accordance with NFPA 13R (using new 2\" fire service line and 2\" backflow) throughout an expanded three (3) story attached structure to be used as Group R-2 (three (3) dwelling units), as per plans and hydraulic calculations; see AP#947718 for addition permit."}],"storyTag":"Renovated & sold on","storyDelta":1.79,"timeline":[{"y":2018,"k":"insp","w":"L&I: 7 failed, 3 passed"},{"y":2018,"k":"sale","p":290000},{"y":2018,"k":"permit","w":"Demolition"},{"y":2019,"k":"permit","w":"Zoning/use"},{"y":2019,"k":"permit","w":"Addition"},{"y":2019,"k":"viol","w":"2 L&I violations"},{"y":2019,"k":"permit","w":"Electrical"},{"y":2019,"k":"permit","w":"Plumbing"},{"y":2019,"k":"insp","w":"L&I: 2 failed, 3 passed"},{"y":2019,"k":"permit","w":"Mechanical"},{"y":2020,"k":"sale","p":530000},{"y":2020,"k":"permit","w":"Addition and/or Alterations"}],"rented":true,"licenses":[{"number":"218364","type":"Rental","status":"Closed","businessName":"ANWAR MOHAMED M","legalName":"ANWAR MOHAMED M","address":"1202 S 15TH ST","revenueCode":"3202","rentalCategory":null,"units":3,"issuedDate":"2004-08-25","latestIssueDate":"2018-04-26","expirationDate":"2019-02-28","inactiveDate":"2016-04-29"},{"number":"774658","type":"Rental","status":"Inactive","businessName":"RICHARD BALSAMA","legalName":"RICHARD BALSAMA","address":"1202 S 15TH ST","revenueCode":"3202","rentalCategory":null,"units":3,"issuedDate":"2018-04-27","latestIssueDate":"2018-04-27","expirationDate":"2019-04-26","inactiveDate":"2019-06-25"},{"number":"881583","type":"Rental","status":"Active","businessName":"Ming LLC (rental)","legalName":"Ming LLC","address":"1202 S 15TH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":3,"issuedDate":"2021-11-17","latestIssueDate":"2025-11-19","expirationDate":"2026-11-16","inactiveDate":null}],"licenseActivity":[{"number":"881583","type":"Rental","businessName":"Ming LLC (rental)","legalName":"Ming LLC","issuedDate":"2021-11-17","latestIssueDate":"2025-11-19","closureDate":null,"expirationDate":"2026-11-16","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"774658","type":"Rental","businessName":"RICHARD BALSAMA","legalName":"RICHARD BALSAMA","issuedDate":"2018-04-27","latestIssueDate":"2018-04-27","closureDate":"2019-06-25","expirationDate":"2019-04-26","inactiveDate":"2019-06-25","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"218364","type":"Rental","businessName":"ANWAR MOHAMED M","legalName":"ANWAR MOHAMED M","issuedDate":"2004-08-25","latestIssueDate":"2018-04-26","closureDate":"2016-04-29","expirationDate":"2019-02-28","inactiveDate":"2016-04-29","status":"Closed","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","units":3,"signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 55% in 2025, but no matching permit appears in the property timeline.","evidence":["assessment moved from $400,000 to $619,000","no permit shown in 2024-2026"],"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 #946168: 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: FP-2020-002310 (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":"violations","level":"attention","title":"An unsafe-building history still deserves the repair file","finding":"The fetched record shows 0 open and 10 historical violations across 6 cases.","why":"The aggregate currently shows zero open violations, so a historical unsafe/imminently-dangerous row is not a current hazard finding. The repair or demolition permit, final inspection, and case closure are the evidence that resolves the former designation.","action":"Review the Make Safe/repair permit, final inspection, and case closure.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"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":"managing-agent","level":"verify","title":"Tax mail goes outside Philadelphia; owner residence still needs verification","finding":"OPA mails the property tax record outside Philadelphia (94 S WEST AVE, SPRINGFIELD PA, 19064).","why":"A tax mailing destination does not establish where the owner lives. If a rental owner lives outside Philadelphia, the City requires a managing agent with a Philadelphia mailing address; the owner remains legally responsible.","action":"Verify the buyer’s residence and, if the buyer will live outside Philadelphia, identify the Philadelphia managing agent on the new license application.","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 1925 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":"9 failed, 6 passed, and 2 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Jul 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":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as multi-family. BlockReport does not receive a current Commercial Trash account balance.","why":"Philadelphia charges qualifying small commercial, mixed-use, and multi-unit properties that use City collection; exemptions and private collection can change applicability. A use category alone does not prove a fee is due.","action":"Check the Commercial Trash account inside the date-effective Property Payoff.","url":"https://www.phila.gov/2026-06-09-pay-your-trash-fee-bill-by-june-30/"},{"id":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Fire Alarm Certification: Certified through Jul 7, 2027","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":"Confirm the certificate covers every applicable system and remains accepted by L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"}],"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"}]}