{"asOf":"2026-07-26T08:45:04.632Z","block":"1500-1599 MANTON ST","blockUrl":"https://philadelphia.blockreport.homes/block/1500-1599-manton-st","address":"1526 MANTON ST","parcelNumber":"365309600","source":"https://property.phila.gov/?p=365309600","ownerType":"owner-occupied","kind":"house","isHouse":true,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"O30","buildingCodeNew":"22","buildingClass":"ROW 2 STY MASONRY","buildingClassNew":"ROW TYPICAL","useLabel":"House","owner":"BOYD ROBERT N TR","coOwner":"STACEY ALAINA L TR","marketValue":581900,"landAssessment":116380,"improvementAssessment":465520,"livableArea":2312,"yearBuilt":1920,"lastSale":{"price":525000,"date":"2023-02-21T05:00:00Z"},"openViolations":0,"violations":[{"number":"3290045","date":"2014-08-11","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3290046","date":"2014-08-11","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3294422","date":"2014-08-14","code":"PM-307.1/8","title":"WALL BULGED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2021-017816","date":"2021-03-31","code":"PM15-304.1(H)","title":"ROOF DEFICIENCIES","status":"COMPLIED","resolutionDate":"2021-10-27","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2021-017815","date":"2021-03-31","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2021-10-27","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"3355653","date":"2014-09-24","code":"A-302.8/30","title":"PERM - MUST POST","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"447607","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2014-08-12","completedDate":"2014-09-18","violations":[{"number":"3290045","date":"2014-08-11","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3290046","date":"2014-08-11","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"448238","type":"UNSAFE","priority":"UNSAFE","responsibility":"CSU","status":"CLOSED","createdDate":"2014-08-15","completedDate":"2015-05-01","violations":[{"number":"3294422","date":"2014-08-14","code":"PM-307.1/8","title":"WALL BULGED","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2021-023307","type":"NOTICE OF VIOLATION","priority":"UNSAFE","responsibility":"CSU INVESTIGATOR","status":"CLOSED","createdDate":"2021-03-31","completedDate":"2021-11-01","violations":[{"number":"VI-2021-017816","date":"2021-03-31","code":"PM15-304.1(H)","title":"ROOF DEFICIENCIES","status":"COMPLIED","resolutionDate":"2021-10-27","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2021-017815","date":"2021-03-31","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2021-10-27","resolution":"COMPLIED - PERMIT OBTAINED"}]},{"number":"559920","type":null,"priority":null,"responsibility":null,"status":"CLOSED","createdDate":null,"completedDate":null,"violations":[{"number":"3355653","date":"2014-09-24","code":"A-302.8/30","title":"PERM - MUST POST","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2014,"n":4,"worst":null},{"y":2021,"n":2,"worst":"UNSAFE STRUCTURE"}],"investigations":[{"caseNumber":"447607","date":"2014-08-11","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"448238","date":"2014-08-14","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"447607","date":"2014-09-17","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"448238","date":"2015-05-01","type":"CSUINITIAL","status":"PASSED"},{"caseNumber":"CF-2021-023307","date":"2021-03-31","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-023307","date":"2021-11-01","type":null,"status":"PASSED"}],"inspYears":[{"y":2014,"fails":2,"passes":1},{"y":2015,"fails":0,"passes":1},{"y":2021,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.935575318712665,"lng":-75.16998230523225,"geom":{"type":"Polygon","coordinates":[[[-75.169942547,39.935646545],[-75.169973514,39.935496633],[-75.170022497,39.935504231],[-75.169990352,39.935654874],[-75.169942547,39.935646545]]]},"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":784,"zoning":"RSA5","grade":"C","basement":"A","heater":"A","centralAir":true,"extCond":"2","intCond":"2","garage":null,"homestead":false,"mail":"1526 MANTON ST, PHILADELPHIA PA, 19146","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE PARTIAL REAR DEMOLITION AND ERECTION OF A REAR ADDITION TO AN EXISTING ATTACHED BUILDING. SIZE AND LOCATION AS SHOWN IN APPLICATION/PLANS. FOR USE AS TWO FAMILY HOUSEHOLD\nLIVING.","status":"OPEN","outcome":"Withdrawn","date":"2018-05-02","number":"33294","relatedPermit":"846491"},{"type":"Zoning board appeal","grounds":"PERMIT FOR : CHANGE IN USE TO A RESIDENTIAL LIVING TWO-FAMILY DWELLING, AND THE ERECTION OF A ONE AND TWO-STORY ADDITION WITH TWO BALCONIES, AS PART OF AN EXISTING ATTACHED STRUCTURE.","status":"OPEN","outcome":"Withdrawn","date":"2018-08-08","number":"34023","relatedPermit":"873561"},{"type":"Zoning board appeal","grounds":"PERMIT FOR THE ERECTION OF A THIRD FLOOR ADDITION, A REAR ADDITION, TWO (2) ROOF DECKS, AND A ROOF DECK ACCESS STRUCTURE ON AN EXISTING ATTACHED STRUCTURE. SIZE AND LOCATION AS SHOWN IN PLANS/ APPLICATION. PREVIOUSLY APPROVED USE OF SINGLE ","status":"OPEN","outcome":"Granted with conditions","date":"2019-03-13","number":"35598","relatedPermit":"916164"},{"type":"ZBA Permit Denial - Variance","grounds":"**MUST BE HEARD**\n\nPERMIT FOR DEMOLITION OF EXISTING STRUCTURE AND THE ERECTION OF AN ATTACHED STRUCTURE WITH ROOF DECK AND ROOF DECK ACCESS STRUCTURE. FOR USE AS SINGLE FAMILY DWELLING (HOUSEHOLD LIVING). SIZE AND LOCATION AS SHOWN IN APPL","status":"In Process","outcome":"Withdrawn","date":"2021-04-06","number":"39271","relatedPermit":"1021629"}],"taxYears":[{"year":1997,"total":370.2,"principal":0,"interest":152.55,"penalty":6.88},{"year":1998,"total":184.23,"principal":0,"interest":146.77,"penalty":7.03},{"year":1999,"total":174.66,"principal":0,"interest":137.74,"penalty":7.03},{"year":2000,"total":165.09,"principal":0,"interest":128.71,"penalty":7.03},{"year":2001,"total":155.51,"principal":0,"interest":119.68,"penalty":7.03},{"year":2002,"total":145.93,"principal":0,"interest":110.64,"penalty":7.03},{"year":2003,"total":142.47,"principal":0,"interest":102.82,"penalty":7.03},{"year":2004,"total":134.4,"principal":0,"interest":94.08,"penalty":7.03},{"year":2005,"total":124.83,"principal":0,"interest":85.05,"penalty":7.03},{"year":2006,"total":115.25,"principal":0,"interest":76.02,"penalty":7.03},{"year":2007,"total":105.68,"principal":0,"interest":66.99,"penalty":7.03},{"year":2008,"total":100.64,"principal":0,"interest":61.47,"penalty":7.45},{"year":2009,"total":90.49,"principal":0,"interest":51.89,"penalty":7.45},{"year":2010,"total":207.04,"principal":0,"interest":132.97,"penalty":23.42},{"year":2011,"total":190.37,"principal":0,"interest":113.05,"penalty":25.73},{"year":2012,"total":160.46,"principal":0,"interest":83.04,"penalty":26.73},{"year":2013,"total":375.44,"principal":210.2,"interest":85.8,"penalty":27.69},{"year":2014,"total":726.97,"principal":453.74,"interest":100.65,"penalty":44.74},{"year":2015,"total":568.52,"principal":382.67,"interest":40.18,"penalty":26.79},{"year":2016,"total":975.17,"principal":812.94,"interest":12.2,"penalty":8.13}],"taxNet":5213.35,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":3,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":50500,"taxable":50500,"land":10584,"improvement":39916,"taxableLand":10584,"taxableImprovement":39916,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":50500,"taxable":50500,"land":11388,"improvement":39112,"taxableLand":11388,"taxableImprovement":39112,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":50500,"taxable":50500,"land":11388,"improvement":39112,"taxableLand":11388,"taxableImprovement":39112,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":95300,"taxable":95300,"land":21491,"improvement":73809,"taxableLand":21491,"taxableImprovement":73809,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":102500,"taxable":102500,"land":23115,"improvement":79385,"taxableLand":23115,"taxableImprovement":79385,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":102500,"taxable":102500,"land":23115,"improvement":79385,"taxableLand":23115,"taxableImprovement":79385,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":102500,"taxable":102500,"land":23115,"improvement":79385,"taxableLand":23115,"taxableImprovement":79385,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":510000,"taxable":107761,"land":102000,"improvement":408000,"taxableLand":102000,"taxableImprovement":5761,"exemptLand":0,"exemptImprovement":402239},{"y":2024,"v":510000,"taxable":107761,"land":102000,"improvement":408000,"taxableLand":102000,"taxableImprovement":5761,"exemptLand":0,"exemptImprovement":402239},{"y":2025,"v":485100,"taxable":102500,"land":97020,"improvement":388080,"taxableLand":97020,"taxableImprovement":5480,"exemptLand":0,"exemptImprovement":382600},{"y":2026,"v":485100,"taxable":102500,"land":97020,"improvement":388080,"taxableLand":97020,"taxableImprovement":5480,"exemptLand":0,"exemptImprovement":382600},{"y":2027,"v":581900,"taxable":122954,"land":116380,"improvement":465520,"taxableLand":116380,"taxableImprovement":6574,"exemptLand":0,"exemptImprovement":458946}],"taxNow":1435,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"559920","date":"2014-09-05","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"EXPIRED","completedDate":null,"scope":"MAKE SAFE TO COMPLY CASE #448238"},{"number":"590899","date":"2015-02-17","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2015-05-01","scope":"MAKE SAFE AS PER ENGINEERS REPORT."},{"number":"626457","date":"2015-07-31","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"EXPIRED","completedDate":null,"scope":"STUCCO THE FRONT OF PROPERTY"},{"number":"830103","date":"2017-12-05","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"EXPIRED","completedDate":"2019-07-16","scope":"NEW TWO STORY, BRICK FRONT ON EXISTING FOUNDATION. NEW FRONT SHALL BE 2X6 WOOD FRAME WITH 4\" BRICK FACADE. NEW FRONT WALL TO BE TIED INTO EXISTING SIDE WALLS."},{"number":"916164","date":"2019-05-01","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2019-05-01","scope":"FOR THE ERECTION OF A THIRD FLOOR ADDITION, A REAR ADDITION, TWO (2) ROOF DECKS, AND A ROOF DECK ACCESS STRUCTURE (NTE 10' IN HEIGHT) ON AN EXISTING ATTACHED STRUCTURE (BUILDING HEIGHT NTE 38'). SIZE AND LOCATION AS SHOWN IN PLANS/APPLICATION. PREVIOUSLY APPROVED USE OF SINGLE FAMILY HOUSEHOLD LIVING TO REMIAN."},{"number":"RP-2021-007295","date":"2021-06-01","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2021-10-22","scope":"MAKE SAFE PERMIT- For Repairing/Replacing 2 roof rafters, replacing plywood and roof covering to resolve case CF-2021-023307. Abutting sidewalk must be closed with fencing a minimum of 6? in height. Separate Streets Department permit required for sidewalk closure. A separate permit is required for any additional alterations that are not specifically addressed on case CF-2021-023307."},{"number":"RP-2021-013919","date":"2021-11-11","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2022-09-14","scope":"FOR THE CONSTRUCTION OF A REAR ADDITION AND ADDITION ABOVE AN EXISTING ATTACHED STRUCTURE WITH FRONT ROOF DECK ACCESSED FROM 3RD FLOOR AND ROOF DECK ACCESSED BY ROOF DECK ACCESS STRUCTURE TO INCLUDE ALTERATIONS THROUGHOUT. FOR A SINGLE-FAMILY HOUSEHOLD LIVING. AS PER PLANS. AMENDMENT: Change slab footing to a monolithic pour AMENDMENT: REPLACE FLOOR JOIST."},{"number":"PP-2022-000228","date":"2022-01-13","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-06-29","scope":"Interior plumbing 2 WC,2 TUBS, 2 LAVATORIES,1 KS,1 LL,1 WH"},{"number":"EP-2022-001782","date":"2022-03-04","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2022-06-24","scope":"All new electrical fit-out to include: All new wiring, all new devices/receptacles/switches/lighting. New 200 amp Electrical service and panel as per 2014 nec"},{"number":"MP-2022-001511","date":"2022-03-15","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2022-06-29","scope":"EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES - For the installation of New Ductwork, Registers/Grilles/Diffusers, and Warm-Air Appliances as per attached standards. Deviations from these standards require submission of construction and site plans. EACH HVAC UNIT TO BE SELF-CONTAINED WITHIN EACH DWELLING UNIT. NO PENETRATIONS OF RATED ASSEMBLIES. (Install new duct work throughout.install New hvac equipment 1 gas heater hi efficiency, 1 ac unit)."},{"number":"PP-2022-004402","date":"2022-04-11","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-07-08","scope":"Exterior plumbing Curb trap, fai and house drain, 1 inch water service CURB IN AS PER PPC 2018"},{"number":"FP-2022-000886","date":"2022-05-04","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Expired","completedDate":"2022-09-14","scope":"FOR INSTALLATION OF SPRINKLER SYSTEM PER NFPA 13D WITH 1-INCH COMBINED SERVICE LINE AS PER APPROVED PLANS."}],"storyTag":"New construction","storyDelta":2.89,"timeline":[{"y":2021,"k":"appeal","w":"Appeal withdrawn"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2021,"k":"sale","p":179500},{"y":2021,"k":"viol","w":"2 L&I violations incl UNSAFE STRUCTURE"},{"y":2021,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2022,"k":"permit","w":"Alterations"},{"y":2022,"k":"permit","w":"Addition and/or Alteration"},{"y":2022,"k":"permit","w":"New Construction"},{"y":2022,"k":"permit","w":"Alterations"},{"y":2022,"k":"permit","w":"New Construction"},{"y":2023,"k":"sale","p":525000}],"rented":false,"licenses":[{"number":"648282","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"JOHN PUCA","legalName":"JOHN PUCA","address":"1526 MANTON ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2014-11-24","latestIssueDate":"2014-11-24","expirationDate":"2015-02-28","inactiveDate":"2015-04-29"},{"number":"768512","type":"Vacant Residential Property / Lot","status":"Closed","businessName":"RICHARD MOORE","legalName":"RICHARD MOORE","address":"1526 MANTON ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2018-03-08","latestIssueDate":"2021-01-29","expirationDate":"2022-03-07","inactiveDate":null}],"licenseActivity":[{"number":"768512","type":"Vacant Residential Property / Lot","businessName":"RICHARD MOORE","legalName":"RICHARD MOORE","issuedDate":"2018-03-08","latestIssueDate":"2021-01-29","closureDate":"2022-03-07","expirationDate":"2022-03-07","inactiveDate":null,"status":"Closed","statusLabel":"Closed","active":false},{"number":"648282","type":"Vacant Residential Property / Lot","businessName":"JOHN PUCA","legalName":"JOHN PUCA","issuedDate":"2014-11-24","latestIssueDate":"2014-11-24","closureDate":"2015-04-29","expirationDate":"2015-02-28","inactiveDate":"2015-04-29","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #33294: OPEN · Withdrawn; related permit 846491. Use permit #916164: 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":"4 permits not marked completed: 559920 (EXPIRED), 626457 (EXPIRED), 830103 (EXPIRED), FP-2022-000886 (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 6 historical violations across 4 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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"3 failed, 3 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Nov 1, 2021.","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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Vacant Residential Property / Lot #648282: Inactive since Apr 29, 2015; Vacant Residential Property / Lot #768512: Closed","why":"A license record proves the licensed activity existed at that time. An inactive or expired license does not establish that the business still operates—or that it may legally reopen under the same use.","action":"If business income matters, verify the current tenant, use registration, and active license in eCLIPSE.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/licenses/business-licenses/"},{"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/"}],"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"}]}