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REPAIR","latestInvestigationDate":"2024-12-05","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=855526381&hash=76B95A173AAD467DB23FDEE45931743DB49E42606D8A3DAC582A0656BC8BB568"}]},{"number":"CF-2025-135438","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"AUDITS AND INVESTIGATIONS INVESTIGATOR","status":"CLOSED","createdDate":"2025-12-19","completedDate":"2026-02-09","noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=946286795&hash=3280FF63ED908E7EA2CB05F160AE2FF8F20BD2F43119DB7559D3CCBD512C3791","violations":[{"number":"VI-2025-098414","date":"2025-12-19","code":"A-603.3/1","title":"TRADE OR PRACTICE","status":"COMPLIED","resolutionDate":"2026-02-09","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED","latestInvestigationDate":"2026-02-09","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=946286795&hash=3280FF63ED908E7EA2CB05F160AE2FF8F20BD2F43119DB7559D3CCBD512C3791"},{"number":"VI-2025-098708","date":"2025-12-20","code":"A-603.3/1","title":"TRADE OR PRACTICE","status":"COMPLIED","resolutionDate":"2026-02-09","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED","latestInvestigationDate":"2026-02-09","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=946286795&hash=3280FF63ED908E7EA2CB05F160AE2FF8F20BD2F43119DB7559D3CCBD512C3791"}]},{"number":"CF-2025-135746","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"SVN ISSUED, BALANCE DUE","createdDate":"2025-12-20","completedDate":null,"noticeUrl":null,"violations":[{"number":"VI-2025-098716","date":"2025-12-20","code":"A-302.8","title":"POSTING OF PERMITS \n","status":"SVN ISSUED","resolutionDate":"2025-12-20","resolution":"SVN ISSUED","latestInvestigationDate":"2025-12-20","underAppeal":false,"noticeUrl":null}]},{"number":"CF-2026-036502","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2026-04-16","completedDate":"2026-05-22","noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=982150215&hash=5527B1E884E4B19FD8DF95A6A246483078B86217306592F786D7E0E1B0995724","violations":[{"number":"VI-2026-022129","date":"2026-04-16","code":"A-701.1/1","title":"OCCUPIED W/O TCO OR CO","status":"COMPLIED","resolutionDate":"2026-05-22","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED","latestInvestigationDate":"2026-05-22","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=982150215&hash=5527B1E884E4B19FD8DF95A6A246483078B86217306592F786D7E0E1B0995724"}]}],"violYears":[{"y":2012,"n":2,"worst":null},{"y":2014,"n":2,"worst":null},{"y":2015,"n":4,"worst":null},{"y":2016,"n":2,"worst":null},{"y":2017,"n":2,"worst":null},{"y":2018,"n":4,"worst":null},{"y":2019,"n":2,"worst":null},{"y":2020,"n":4,"worst":null},{"y":2021,"n":5,"worst":null},{"y":2022,"n":2,"worst":null},{"y":2023,"n":2,"worst":null},{"y":2024,"n":4,"worst":null},{"y":2025,"n":3,"worst":null},{"y":2026,"n":1,"worst":null}],"investigations":[{"caseNumber":"6305","date":"2003-03-07","type":"L_INITIAL","status":"CLOSED"},{"caseNumber":"6305","date":"2006-09-21","type":"L_FINAL","status":"PASSED"},{"caseNumber":"CF-2020-039534","date":"2020-07-17","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-039534","date":"2020-07-31","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-039534","date":"2020-09-17","type":null,"status":"PASSED"},{"caseNumber":"CF-2021-041395","date":"2021-05-19","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-041395","date":"2021-06-02","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-041395","date":"2021-06-08","type":null,"status":"PASSED"},{"caseNumber":"CF-2021-086089","date":"2021-09-07","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-086089","date":"2021-10-21","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-086089","date":"2021-10-21","type":null,"status":"PASSED"},{"caseNumber":"CF-2022-063697","date":"2022-06-29","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-063697","date":"2022-07-22","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-107598","date":"2023-10-16","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-107598","date":"2024-02-23","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-097583","date":"2024-09-04","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-097583","date":"2024-09-19","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-121739","date":"2024-11-20","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-121739","date":"2024-12-05","type":null,"status":"PASSED"},{"caseNumber":"CF-2025-135438","date":"2025-12-20","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-135746","date":"2025-12-20","type":null,"status":null},{"caseNumber":"CF-2025-135438","date":"2026-02-09","type":null,"status":"PASSED"},{"caseNumber":"CF-2026-036502","date":"2026-04-16","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-036502","date":"2026-05-22","type":null,"status":"PASSED"}],"inspYears":[{"y":2006,"fails":0,"passes":1},{"y":2020,"fails":2,"passes":1},{"y":2021,"fails":4,"passes":2},{"y":2022,"fails":2,"passes":0},{"y":2023,"fails":1,"passes":0},{"y":2024,"fails":4,"passes":1},{"y":2025,"fails":1,"passes":0},{"y":2026,"fails":1,"passes":2}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.9889335309181,"lng":-75.15458330312939,"geom":{"type":"Polygon","coordinates":[[[-75.15439113,39.988930925],[-75.154400194,39.988885721],[-75.15477586,39.988936256],[-75.154766301,39.988981288],[-75.15439113,39.988930925]]]},"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19132","beds":null,"baths":null,"stories":3,"lotArea":1712,"zoning":"RM1","grade":null,"basement":"A","heater":null,"centralAir":true,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"446 GERMANTOWN PIKE, LAFAYETTE HILL PA, 19444","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":4,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":6200,"taxable":6200,"land":6200,"improvement":0,"taxableLand":6200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":52800,"taxable":52800,"land":52800,"improvement":0,"taxableLand":52800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":52800,"taxable":52800,"land":52800,"improvement":0,"taxableLand":52800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":52800,"taxable":52800,"land":52800,"improvement":0,"taxableLand":52800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":52800,"taxable":52800,"land":52800,"improvement":0,"taxableLand":52800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":52800,"taxable":52800,"land":52800,"improvement":0,"taxableLand":52800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":52800,"taxable":52800,"land":52800,"improvement":0,"taxableLand":52800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":73800,"taxable":73800,"land":73800,"improvement":0,"taxableLand":73800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":73800,"taxable":73800,"land":73800,"improvement":0,"taxableLand":73800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":88800,"taxable":88800,"land":88800,"improvement":0,"taxableLand":88800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":88800,"taxable":88800,"land":88800,"improvement":0,"taxableLand":88800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":783300,"taxable":783300,"land":156660,"improvement":626640,"taxableLand":156660,"taxableImprovement":626640,"exemptLand":0,"exemptImprovement":0}],"taxNow":1243,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"510620","date":"2014-01-27","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2014-01-27","scope":"A NEW 4 STORY, 3 FAMILY DWELLING WITH A CELLAR AND ROOF TOP DECK. 6' HIGH FENCE AROUND REAR YARD AND AN EXT DECK AT 2ND FLOOR LEVEL IN THE BACKYARD"},{"number":"657803","date":"2016-01-08","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2016-01-08","scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE. SIZE AND LOCATION A SHOWN ON PLANS/APPLICATION. FOR USE AS MULTI-FAMILY HOUSEHOLD LIVING (THREE (3) FAMILIES)."},{"number":"ZP-2023-008149","date":"2023-11-01","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2026-04-27","scope":"For the erection of an attached structure that includes a full basement with egress, and a roof deck with a pilot house. Size and locations per plans."},{"number":"CP-2023-006606","date":"2024-06-26","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2026-04-27","scope":"For the erection of an attached structure that includes a full basement with egress, and a roof deck with a pilot house. For four dwelling units. Building is fully sprinklered. Separate permits required for MEP and FP work."},{"number":"MP-2025-003306","date":"2025-06-24","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2026-04-20","scope":"FOR THE INSTALLATION OF REGISTERS, DIFFUSERS AND APPLIANCES WITH ASSOCIATED DUCTWORK. APPLIANCES TO BE INSTALLED IN ACCORDANCE WITH THE MANUFACTURER’S SPECIFICATIONS. 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":"PP-2025-007795","date":"2025-06-29","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-11-20","scope":"NEW CONSTRUCTION OF QUADPLEX. EXTERIOR INSTALLATION OF 6\" STORM AND SANITARY CURB TRAPS, FAI, MAIN DRAIN, AND 1 1/2 WATER DISTRIBUTION PIPE. INTERIOR INSTALLTION OF DRAINAGE WASTE, VENT, AND WAYER SUPPLY FOR LISTED FIXTURES. EXTERIOR PIPING TO BE IN ACCORDANCE WITH PWD APPROVED UTILITY PLAN. VENTING TO BE DESIGNED AND INSTALLED IN ACCORDANCE WITH SECTION 919 PHILADELPHIA SINGLE STACK VENT SYSTEM. ALL WORK TO BE PERFORMED IN STRICT COMPLIANCE WITH 2018 PPC AND APPROVED PLANS"},{"number":"EP-2025-005786","date":"2025-07-25","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-10-30","scope":"INSTALL 400 AMP ELECTRICAL SERVICE AND 5 METER PACKS WITH PROPER GROUNDING AND BONDING. INSTALL ONE 100 AMP SUBPANELS FOR HOUSE AND ONE 125 AMP SUBPANEL FOR EACH OF THE 4 DWELLING UNITS. INSTALL WIRING, LIGHTING, SWITCHES AND RECEPTACLE OUTLETS. INSTALL INTERCONNECTED SMOKE AND CO ALARMS. INSTALL FIRE ALARM SYSTEM. ALL WORK TO BE DONE ACCORDING TO THE 2017 NEC, 2016 NFPA 72 AND PER PLANS."},{"number":"FP-2025-001462","date":"2025-07-31","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2026-04-20","scope":"FOR THE INSTALLATION OF A NFPA 13R SYSTEM FOR A MULTI-FAMILY DWELLING SERVICED BY A TWO (2) INCH FIRE SERVICE LINE WITH A 2-INCH WILKINS 950XLT2 BACKFLOW PREVENTER AND AUTOMATIC FIRE SUPPRESSION SYSTEM. ALL WORK SHALL BE DONE IN ACCORDANCE WITH APPROVED PLANS/HYDRAULIC CALCULATIONS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2024,"k":"permit","w":"New Construction"},{"y":2024,"k":"viol","w":"4 L&I violations"},{"y":2024,"k":"insp","w":"L&I: 4 failed, 1 passed"},{"y":2025,"k":"land","p":160000},{"y":2025,"k":"permit","w":"New Construction"},{"y":2025,"k":"permit","w":"New Construction or Additions"},{"y":2025,"k":"viol","w":"3 L&I violations"},{"y":2025,"k":"permit","w":"New Construction"},{"y":2025,"k":"permit","w":"New Construction"},{"y":2025,"k":"insp","w":"Inspection failed"},{"y":2026,"k":"viol","w":"L&I violation"},{"y":2026,"k":"insp","w":"L&I: 1 failed, 2 passed"}],"rented":true,"licenses":[{"number":"663029","type":"Vacant Residential Property / Lot","status":"Closed","businessName":"RICK BIDDLE","legalName":"RICK BIDDLE","address":"2348 N PARK AVE","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2015-05-04","latestIssueDate":"2015-05-04","expirationDate":"2016-05-31","inactiveDate":null},{"number":"707168","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"EZ HOUSING LLC","legalName":"EZ HOUSING LLC","address":"2348 N PARK AVE","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2016-07-06","latestIssueDate":"2016-07-06","expirationDate":"2017-07-05","inactiveDate":"2017-09-03"},{"number":"1009159","type":"Rental","status":"Active","businessName":"T&I Development LLC","legalName":"T&I Development LLC","address":"2348 N PARK AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":4,"issuedDate":"2026-06-02","latestIssueDate":"2026-06-02","expirationDate":"2027-06-01","inactiveDate":null}],"licenseActivity":[{"number":"1009159","type":"Rental","businessName":"T&I Development LLC","legalName":"T&I Development LLC","issuedDate":"2026-06-02","latestIssueDate":"2026-06-02","closureDate":null,"expirationDate":"2027-06-01","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"707168","type":"Vacant Residential Property / Lot","businessName":"EZ HOUSING LLC","legalName":"EZ HOUSING LLC","issuedDate":"2016-07-06","latestIssueDate":"2016-07-06","closureDate":"2017-09-03","expirationDate":"2017-07-05","inactiveDate":"2017-09-03","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"663029","type":"Vacant Residential Property / Lot","businessName":"RICK BIDDLE","legalName":"RICK BIDDLE","issuedDate":"2015-05-04","latestIssueDate":"2015-05-04","closureDate":"2016-05-31","expirationDate":"2016-05-31","inactiveDate":null,"status":"Closed","statusLabel":"Closed","active":false}],"businessLicenseSourceDate":"2026-07-29","units":4,"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":["5 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 782% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $88,800 to $783,300","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 #510620: COMPLETED. The history also contains “OCCUPIED W/O TCO OR CO.”","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":"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 (446 GERMANTOWN PIKE, LAFAYETTE HILL PA, 19444).","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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"15 failed, 7 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was PASSED on May 22, 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/"},{"id":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"3 fire/suppression-related permits matched; the fetched BIN certification feed returned no row.","why":"Installed systems in mixed-use and larger buildings generally require periodic certification, but applicability and limited-area exceptions vary. A missing BIN/address join is not proof of a compliance failure.","action":"Confirm what system was installed and whether a current annual certificate is required and filed.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"id":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Vacant Residential Property / Lot #663029: Closed; Vacant Residential Property / Lot #707168: Inactive since Sep 3, 2017","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":"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":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 39 historical violations across 20 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"}]}